HomeMy WebLinkAboutSR - APP-0533-14 - ATTACHMENTS 17 TO 31 �F�� Planning Com�nission
G�,��t3��o��?��F
.'�<�.
y.,f;��:�.�� Agenda Item
�'�o':!n.ne,m.•v�
C�UNTY GP
January 13, 2014
TO: Chair Steiner and
Members of the Planning Commission
THRU: Leslie Aranda Roseberry
P�anning Manager
FROM: Chad Ortlieb C �
Senior Planner
SUBJECT
PUBLIC HEARING: GENERAL PLAN AMENDMENT (GPA 2009-002 - 1NCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN (SP
001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE
TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW
(MJSP 0595-09), DESIGN REVIEW COMMITTEE (DRC 4413-09),
DEVELOPMENT AGREEMENT (DA 5825) AND ENVIRONMENTAL
IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO
SUMMARY
The applicant proposes to change the General Plan and Zoning designations for the 110 acre site
and create a Specific Plan that would allow: a maximum of 130 single family homes; a maYimum of
265 senior (age-restricted) housing units that could include up to a three story building; pay-for-use
private recreational facilities which could include up to an 81,000 square foot building; and open
space areas north of and including Santiago Creek. Publicly available trails, publicly available open
space and private streets are also proposed as part of the project.
RECOMMENDED ACTION
Staff is seeking a Planning Commission recommendation to the City Council for the project so that
staff may return with one or more draft resolutions for the Commission's consideration. Staff is
requesting that the Planning Commission provide staff with guidance regarding the project findings
outlined in this staff report to accoinpany the Commission's direction to staff. The number of draft
resolutions that staff will return with will depend on the Conunission's recommendation for each of
the following project components:
ATTACHMENT NO. 17
PC STAFF REPORT DATED
1/13/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
Planning Commission Staff Report
January 13, 2014
Page 2
1. The Environmental Impact Report including the applicant-provided Findings of Fact and
Statement of Overriding Considerations
2. The General Plan Amendment which includes removing the project site from the East
Orange and Orange Park Acres Plans
3. The Zone Change correlating to the General Plan Amendment
4. The overall Specific Plan specifically as it relates to the Design Criteria and Development
Standards for the project area
5. The parcel and tentative tract maps for the project
6. The overall design of the project
7. The proposed Development Agreement(to be provided at a later date)
The Commission may choose to recommend in favor of or against any or all of the above project
components in any combination they determine.
AUTHORIZATION/GUIDELINES
Orange Municipal Code (OMC) Table 17.08.020 establishes the authority of the City's reviewing
bodies to make decisions and/or recommendations for land use applications. In part, this project
involves a General Plan Amendment, Zone Change, Specific Plan, Tentative Tract Map, and
Environmental Impact Report, all of which require a final determination by the City Council.
Additionally, the project includes a Development Agreement which, may only be executed by the
City Council. Table 17.08.020 establishes advisory power to both the Community Development
Director and the Planning Commission for the subject applications. Some application components
such as the Major Site Plan Review for the project would normally require a final determination by
the Planning Commission however; Table 17.08.020 states that when more than one type of
application is filed for a single project, the application requiring the highest level of approval shall
dictate the review process for the entire group of applications. Therefore, the Planning Commission
is to act in an advisory capacity to the City Council for the sum of applications for the subject
project. The Planning Commission's advisory role for the aforementioned types of applications is
further reinforced in OMC Section 17.08.020 B.2.b. However, OMC Section 17.10.020C. is worthy
of inention in that it states "if the matter under consideration is a change of zone and the Planning
Commission has recommended against the adoption of the change of zone, the Council shall not be
required to take any further action on the amendment unless an interested party appeals the matter
to the Council within 15 days of the date of the denial." In addition, OMC Section 17.10.010 states
that "Amendments to the General Plan shall be processed in the same manner as Amendments to
the Zoning Ordinance, subject to the additional requirements of California Government Code
Sections 65350-65362." Therefore, if the Planning Commission recommends against either the
proposed Zone Change or General Plan Amendment, the decision would be final unless appealed to
the City Council.
PUBLIC NOTICE
On or before December 24, 2013, the City sent a Public Hearing Notice to property owners/tenants
within a 300-foot radius of the project site, to persons specifically requesting notice, to persons that
Planning Commission Staff Report
January 13, 2014
Page 3
provided comments in response to the project's Notice of Availability of the Draft Environmental
Impact Report, to persons who commented during the Notice of Preparation, to persons that
commented on the Ridgeline project while providing comments for another pending project (Rio
Santiago) and to all public agencies. The total number of notices mailed was as follows:
• 190 neighbors in the 300 foot radius
• 74 agencies/HOA(however, some agencies are receiving multiple copies)
� 150 Commentors—those that commented on the scoping, draft EIR, etc.
� 8 Commentors via e-mail because mailing addresses were not provided
A notice was published in the Orange City News newspaper on December 25, 2013. The project
site was also posted in two locations on the property with the notification on that same date.
ENVIRONMENTAL REVIEW
The project is subject to environmental review per the provisions of the California Environmental
Quality Act (CEQA).
A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project was
distributed to the public and public agencies via required noticing procedures. The NOP disclosed
that the City intends to prepare an Environmental Impact Report (EIR) for the project pursuant to
CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009
to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the comments and
concerns collected at the May 14, 2009 scoping session and during the public comment period, the
applicant revised the project and a new Notice of Preparation (NOP) and Public Scoping Meeting
Notice was distributed to the public and public agencies via required noticing procedures. The
public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 2011. Comments received at both scoping sessions and during the
public and agency comment period are contained in Appendix A of the DEIR.
The environmental impacts of the project and its project alternatives were evaluated by Draft
Environmental Impact Report (DEIR) No. 1818-09, which was prepared in accordance with the
provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines
Section 15070 et seq and in conformance with the Local CEQA Guidelines.
The DEIR was made available for public review and comment via a Notice of Availability (NOA)
and Notice of Completion (NOC) combined with legal notice of the Design Review Committee
(DRC) public meeting. The public review period for the DEIR has a State-mandated 45-day public
review period. The public review period began on May 16, 2013, and ended on July 1, 2013. The
DEIR, NOA and NOC and notice of the DRC public meeting was mailed to residents, property
owners, tenants within 300' of the subject property and to responsible agencies via required noticing
procedures. Additionally, the notice was filed with the State Clearinghouse, the Orange County
Clerk, advertised in the Orange City News,posted at the site and posted at local institutions. Copies
of the DEIR were made available and are available to the public at City Hall and at the City's
Planning Commission Staff Report
January 13, 2014
Page 4
library branches. The City also posted an electronic copy on the Community Development
Department's web site.
The DEIR analyzed the following topical environmental issue areas:
• Aesthetics • Greenhouse Gas • Population and Housing
Emissions
� Agriculture and • Hazards and Hazardous • Public Services
Forest Resources Materials
• Air Quality • Hydrology and Water • Recreation
Quality
• Biological Resources • Land Use and Planning • Transportation/Traffic
• Cultural Resources • Mineral Resources • Utilities and Service Systems
• Geology and Soils • Noise
After implementation of the proposed project, it has been determined that the following topical
environmental issue areas are less than significant:
• Agricultural and Forestry Resources
• Greenhouse Gas Emissions
• Land Use and Planning
• Mineral Resources
• Population and Housing
• Public Services
• Recreation
• Utilities and Service Systems
After implementation of the proposed project, it has been determined that the following topical
environmental issue areas can be feasibly mitigated to a less tlzan significant level:
• Biological Resources
• Cultural Resources
• Geology and Soils
• Hazards and Hazardous Materials
• Noise
After implementation of the proposed project, including project design features and mitigation
measures, it has been determined that, in part, the following topical environmental issue areas
would remain significant ancl unavoidable:
• Aesthetics
• Air Quality
• Hydrology and Water Quality
• Transportation/Traffic
• Cumulative (Aesthetics, Air Quality, and Transportation/Traffic)
Planning Commission Staff Report
January 13, 2014
Page 5
After the July 1, 2013 public review period ended, the multiple (75) written public and agency
DEIR and overall project comments provided to staff during the review period were compiled and
responded to. Also, 6 comments received subsequent to the 45-day public review period were
responded to, though not required to be. In response to the DEIR, 75 public and agency comments
were received in the form of letters, electronic mail and facsimiles. A few of the correspondents
provided duplicate comments on separate dates or in multiple methods of distribution to staff. The
letters are in the Response to Comments component of the Final Environmental Impact Report
(Exhibit C) with a staff response to each issue discussed in every one of the letters.
The City responses to the comments do not include any new information that would be determined
as significant. A discussion of"Recirculation Consideration" is included on page 1-2 of the Final
Environmental Impact Report (Response to Comments). The staff response to comments is part of
the DEIR under consideration by the Planning Commission. A full explanation of the response to
comments is provided in Section 1.0: Introduction of the Final Environmental Impact Report
(Exhibit C)
As a sidenote, the legal baseline for a project is at the time a Notice of Preparation (NOP) is
advertised for an Environmental Impact Report. Because a grading permit was authorized by the
City for the site for backfilling activities associated with remediating former on-site mining
operations, the site was altered just prior to release of the NOP and backfiliing and associative
grading activities legally became an inclusive baseline for the site for CEQA analysis purposes.
Therefore, site baseline conditions are allowed to include earthen mounds, depressions on-site and
construction equipment activity even though those conditions did not exist prior to grading permit
issuance and will not exist upon completion of infill grading.
Without the permitted grading activity a different baseline would have existed as follows:
• A flat-ground inactive-site aesthetic baseline would occur
• Sensitive tarplant species may have remained on-site
• Site compaction in graded areas may have a different measurement which would relate to
storm water infiltration levels
• Stormwater drainage would be based on existing contours
• Backfilling vehicular trips would not exist
Any comments received by the City related to opinions of an alternative baseline are not able to be
evaluated because, as stated above, the baseline was established for the site at the time of the NOP.
PROJECT BACKGROUND
........................................._......................._......._........................................................_................_.._....�..._...._................._......._._......_.......__.................._........_................_........................................_..............__................................................................................... ...
; Applicant.• ; JMI Properties/Santiago Partners, LLC
:....... . _............__. ...................._....
° Property_Owner.' . __...__�..._JMI Properties/Santiago Partners, LLC
, ........._..�___�.............. ....._......_...._......._._.............................................. .
Property Location: ; 6118 East Santiago Canyon Road, Assessor Parcel
; Numbers 093-280-07, 093-280-27, 093-280-29, 093-280-30,
�...................................................................................................._................................._........................_......_.....:................_.....__......._....._.............__.........................................._.............._......................................_...................._......_............................................................................................................:
Planning Commission Staff Report
January 13, 2014
Page 6
...... _........................._....................._....._......_......._..........._...........,............ ....................................................................................................................._..._................_.............................................................. ... .... ,
093-280-31, 370-011-08, 370-011-18, 370-011-21, 370-011-
22, 370-041-12, 370-041-25, & 370-141-19
:.................................................................................._........._............................................._......_.........................,...................._....._..----..._..._....._.._._..._._......_.._....._........................................_........................_.....__........................__......................_.......................................................................;
; Existing General Plan � The project would result in changing the City's General
Land Use Element designation: i Plan Designation for the site from Resource Area (RA)
; to Low Density Residential (LDR 2.1-6 Du/Ac),
Medium Density Residential (MDR 15-24 Du/Ac), Open
� Space Park(OS-P) and Open Space (OS); and from Low
; � Density Residential (LDR 2.1-6 Du/Ac) to Open Space
� ; (OS). The project also proposes to change the City's
` ' General Plan to remove portions of the project site from
�
; the 1975 East Orange General Plan (approximately ;
; 56.45 acres) and Orange Park Acres Plan (approximately ;
i I 40.3 acres). Those plans designate the respective site '
; i areas as "Santiago Creek Greenbelt and Regional Park" �
� and"Santiago Creek Green Belt Plan."
:......................._.................................._.._.......__.........._......._....._.........._._............_._........_....._..........._..;........................._.........._..__._......�..._..._......._............_...._...._............_....._.._............__.................._...__....._......_......................�.................................................. ....:
: Existing Zoning ; The project would result in a Zone Change (ZC 1254-09)
Classification: ; to re-designate the site from Sand and Gravel (S-G) and :
� ; Single-family Residential 8,000 sf (R-1-8) to Planned
Community(P-C).
:....................................................................................................................................................................�.._.........._................_...._.._...................._......................_................._........._................_......................__......_................ _.............._.................................... .. . :
Other Area Plans: ; As noted above, the project proposes to change the
' City's General Plan to remove portions of the project �
� site from the 1975 East Orange General Plan
; ; (approximately 56.45 acres) and Orange Park Acres Plan ;
' (approximately 40.3 acres). Those plans designate the
respective site areas as "Santiago Creek Greenbelt and
� Regional Park" and "Santiago Creek Green Belt Plan."
:.............. ............................................................................... ,.._........_.................................................._..._..._....._....................... ............................................._........................._._.............. ................ ....... ....... ;
; Site Size: ; Approximately 110 acres on-site and 2.01 acres off-site
; ; (grading, rip-rap and fire fuel modification on County
; ' land)
�................._........................................................_..........._.............................................._.........._..........__.._._.....A......._.........._......_........__.................__............_....._................_............................_.................__...................._.._..__.........._................. '
..._............._...........................................................�
; Circulation: � The site is currently accessed from gated street frontage
' � at Santiago Canyon Road for areas south of Santiago
; � Creek. For areas north of Santiago Creek, a gated
� access point over the Mabury-adjacent trail appears to
� exist from Mabury Avenue. For circulation for the
; proposed project, see the project description header
; below titled "Vehicular Access, Circulation and ;
: Parking."
_................................................................_......................................:.........................................................................._......................................................_....................._....................._.............._....................................................................................................:
` Surrounding land uses � Surrounding land uses may be visualized in Figures 5.1- ;
: and Zoning.• : 13 and 5.1-15 of the Final Environmental Impact Report ;
; (Exhibit C). Surrounding uses are predominantly single- ;
family residential homes. Surrounding Zoning includes: ';
North—Single Family Residential 8,000 sq. ft. (R-1-8)
for the Mabury and Parkridge tracts and Planned
Community (P-C) for the Serrano Heights tracts. i
; South— Single Family Residentia18,000 sq. ft. (R-1-8)
:..... ......................................................_..__...__.......................................................................:. ....... .........................................................................._..................._........._......................................._........................................................................ . .
Planning Commission Staff Report
January 13, 2014
Page 7
...................................................................................._............................................_......_._..... ....._.,........................_................_..._........................................................._............_....._.............................._...................... ...... ..............
for the Jamestown tract and Single Family
Residential Minimum One Acre (R-1-40) for the ;
Orange Park Acres community
: West —Sand and Gravel (S-G) for the former landfill site '
East —Recreation Open Space (R-O) and Residential
Minimum One Acre (R-1-40) for the Reserve
tract
:................................................................................................_...._..._............_................................_..:.........._....._..........._..................................._..._......._..._...__............................................._......................_....._.. _...�....._...................................................................._.........;
; Previous The site is currently authorized for crushing operations on
� Applications/Entitlements: � the southeasterly corner of the site. In 2003, a project ;
� ; known as Fieldstone was proposed for the site with 189 '
; ' single family dwellings. Further description of the final :
; � disposition of that development proposal may be found `
,
� on page 3-8 of the Draft Environmental Impact Report ;.
; `_(Exhibit A). _
:....................................................................................__............................................._._...................................._.. ........................................................................................._........._.......__......................._.................._..........__...........................................................................................................
Existin�
The existing site is vacant and devoid of any structures except for rock and concrete
crushing equipment at the easterly portion of the site. Backfilling operations are currently
occurring at the site south of Santiago Creek to remediate silt pond soil conditions from
former sand and gravel mining operations that occurred at the site. The backfilling may also
be accommodating commercial importing of fill material in furtherance of payment by the
operator to the property owner.
In general, the area south of the creek is denutered due to backfilling, crushing operations
and annual weed abatement. The creek is intermixed with native and non-native plant
species. The area north of the creek is heavily disturbed with some pockets of native
vegetation.
The site is generally flat with the exception of sharp cliff-like declines at the creek edge. An
inactive well exists on the easterly portion of the site on the private street south of proposed
lot 18.
Existing Area Context
The site is currently nestled between the Reserve tract to the east, Orange Park Acres to the
east and partially to the south, the Mabury tract to the north, the Jamestown tract to the
south and Cannon Street and a vacant parcel owned by the County that is a former non-
government-sanctioned landfill to the west. The overall area is generally characterized by
single-family residential lots with dwellings of varying architectural styles. Lots in the
Reserve and Orange Park Acres are typically about an acre in size with many homes having
square footages well in excess of 4,000 square feet. Lots in the Mabury and Jamestown
tracts are in the 8,000 square foot range with homes in the 3,000 square foot range. The
general area where the project is located is considered rural-suburban but divided by
Planning Commission Staff Report
January 13, 2014
Page 8
Santiago Canyon Road, a major arterial. A significant number of lots in Orange Park Acres
have horse-boarding facilities and the area is intertwined with an extensive trail network.
Part of the easterly section of the site is currently in the Orange Park Acres Plan and part of
the westerly section of the site is currently in the East Orange General Plan. The project
proposes removal of the site from both plans and replacement with the subject Specific Plan
(DEIR, Figures 3-8 and 3-9). The East Orange General Plan designates its respective project
portions as "Santiago Creek Greenbelt and Regional Park." The Orange Park Acres Plan
designates its respective project portions as "Santiago Creek Green Belt Plan."
Greenbelt Plans
Several comments were received regarding the belief that the following documents
summarized beginning on page 2.5-9 of the FEIR (Response to Comments) are City-
approved:
• Santa Ana River, Santiago Creek Greenbelt Plan (SARSCGP) - 1973
• Santa Ana River/Santiago Creek Greenbelt Implementation Plan(SARSCGIP) - 1976
• Santiago Creek Vision Plan -2008
The FEIR states that those documents were never adopted by the City with the exception of
portions of the SARSCGO as implemented as part of the OPA Plan. Even though the
documents were not all adopted in entirety, the documents remain as community efforts to
guide the future use of the properties included within them, including the project site.
Development of the project would reduce the document's visions for the project site by
replacing greenbelt areas where development is proposed.
Well Parcel
On the tract map just south of Lot 18 in Planning Area D is a separate small parcel that is not
owned by the applicant. The tentative tract map lists the parcel as "not a part". An inactive
but not abandoned well exists on the "not a part" well parcel. The applicant proposes to
place a road over this parcel although the applicant does not currently own or have
development rights over it. The parcel is located beneath one of the project streets shown on
the tract map. Pursuant to the Subdivision Map Act, the City may not prevent access or
utilities to the parcel. Since the parcel is being covered by a project street, approval of the
project would include a condition that the applicant must obtain ownership of the parcel so
the road can be built. If ownership cannot be obtained, the tract map related to Planning Area
D would be void and a revised tract map and associated Planning Area D project addressing
the well parcel would need to be approved.
Planning Commission Staff Report
January 13, 2014
Page 9
SPECIFIC PLAN PURPOSE
The project proposes a Specific Plan. A Specific Plan is a tool for the systematic implementation of
the General Plan. It effectively establishes a link between implementing policies of the General Plan
and the individual development proposals in a defined area. If approved, the Specific Plan would
implement zoning for the site in conformance with the amended General Plan designation proposed
for the site.
To an extent, the range of issues that is contained in a Specific Plan is left to the discretion of the
decision-making body. However, all Specific Plans must comply with Sections 65450 - 65457 of
the Government Code. These provisions require that a Specific Plan be consistent with the adopted
General Plan of the jurisdiction within which it is located. In turn, all subsequent subdivision and
development must be consistent with the Specific Plan.
The initiation of the Specific Plan process may be motivated by any number of factors including
development issues or the efforts of private property owners, elected officials, citizen groups or the
local planning agency. In this case, the developer has prepared and proposed the Rio Santiago
Specific Plan. As with the General Plan, the authority for adoption of the Specific Plan is vested
with the City Council. However, the Planning Commission may make comments and
recommendations to the City Council on any and all portions of the Specific Plan.
Additional description of the purpose, intent, authority and format of the project Specific Plan is on
pages 1-1 to 1-2 of the Specific Plan(Exhibit D).
The Design Review Committee (DRC) recommendation for the project states "that the applicant
shall provide by the next submittal to the Planning Commission a revised Specific Plan that
indicates those changes that have been made based on editorial comments from the DRC for
changes that have been made or have not been made." The Specific Plan has been amended by the
applicant as a result of discussions held at the DRC meetings for the project. The changes to the
Specific Plan are noted in the errata within the document and in the issue item discussion section of
this staff report. Changes requested by the DRC that are not fully implemented by the Specific Plan
Errata are noted in bold in the issue items where they are discussed.
PROJECT DESCRIPTION
Full project descriptions are located in the Draft Environmental Impact Report and Specific Plan
(Exhibits A and D). It is important for the Planning Commission to note that this project consists of
conceptual plans within a tract map that may or may not be actualized. If approved, the Specific
Plan text would be the document that guides and regulates specific development within each
individual planning area. Detailed plans for development in each planning area would require
subsequent review by the Planning Commission and Design Review Committee. For this project
before you, the Planning Commission is urged to focus on the overall vision of the Specific Plan
and not to make its determination based only on any particular images or conceptual drawings.
Planning Commission Staff Report
January 13, 2014
Page 10
The project description summary of this staff report is divided into sections discussing the following
project components.
A. Planning Areas
B. Vehicular Access, Circulation, and Parking
C. Non-Vehicular Circulation (Public Trails and Private Paseos)
D. Fences and Walls
E. Passive and Active Open Space Areas/Areas Considered by the Applicant as Parks
F. Architecture
G. Landscaping and Hardscaping
H. Lighting
A. PlanningAreas
The project is divided into four distinct Planning Areas as shown in Figure 1.3 (page 1-16) of the
Specific Plan, all of which would be regulated comprehensively under the Specific Plan regardless
of future ownership. The Planning Areas are as follows:
Plannin� Area A - Public Natural Open Space Area
The proposed project would maintain natural open space on approximately 50 gross acres
located on both sides of Santiago Creek. Planning Area A would be bordered on the north by
Mabury Avenue, west by Cannon Street, south by Planning Areas B, C, and D and east by
Santiago Oaks Regional Park. Planning Area A includes the reserved portions of the Santiago
Creek Greenway Reserve, the flood channel including Santiago Creek, a multi-purpose trail
next to the south side of the Reserve/Creek and provides for potential future trail connections to
Cannon Street and Santiago Oaks Regional Park. No structures are proposed for this area. A
metal fence is proposed on the south side of the creek (in Planning Area A but spanning
adjacent to Planning Areas B, C and D) and trail fencing consistent with the Specific Plan would
be alongside the creek-adjacent trail. Buried rip-rap is proposed within Planning Area A
between the trail and the creek for those trail portions adjacent to Planning Areas C and D. The
areas with rip-rap will enable the south creek slope to maintain its current appearance until it
erodes to the rip-rap. The applicant does not propose buried rip-rap for the creek-adjacent trail
segment alongside Planning Area B. Hence that area would be more susceptible to having the
trail segment wash away. The DEIR states that the owner of Planning Area A would bear
responsibility for trail replacement. The applicant plans to donate Planning Area A to either the
City, Orange County Parks, the Homeowner's Association (HOA) or Orange County
Transportation Authority (OCTA) (as a habitat restoration project). City staff does not support
accepting Planning Area A and alternate ownership has not yet been determined. Planning Area
A would provide fire fuel modification, buried rip rap and biological buffer needs of the project.
Plannin�Area B - Private Recreation Area
The proposed project would implement private recreational uses that are open to the public on
approximately 10 gross acres on a fee basis. One of the highlighted potential uses could be an
Planning Commission Staff Report
January 13, 2014
Page 11
81,000 square foot building with a maximum two-story (38 foot tall maximum) height that the
Specific Plan allows to accommodate a facility consisting of uses such as a wellness center,
gymnasium, pool, multi-purpose rooms, a child care center, locker rooms and administrative
offices. Outdoor sport fields and courts are allowed in association with the facility. Educational
facilities and a resource center, such as an Autism Center, could also be part of the site, included
within the 81,000 squaxe foot building. A maYimum 30 percent lot coverage is proposed for
Planning Area B. A full list of permitted and conditionally permitted uses is listed in Section
6.3.2 of the Specific Plan. Any listed uses in combination could be implemented for the site.
There is no commitment at this time that any particular organization (non-profit or profit) would
occupy the site. All site development would be subject to the Development Standards of
Section 6.5.3 of the Specific Plan. Pursuant to Specific Plan Section 3.2.3, Planning Area B
would be developed prior to the last occupancy permit in Planning Areas C & D.
Plannin�Area C -Age=Qualified Residential Community
The proposed project would establish an age-qualified (55 and older) community of no more
than 265 units on approximately 16 gross acres of the project site. Pursuant to the Development
Standards identified in Section 6.5.1 of the Specific Plan,the community would be comprised of
a combination of individual units composed of one and two-story flats (referred to as "villas" in
the Specific Plan), independent living, and assisted living. Although no minimum lot size is
established, unit sizes would range from 300 square feet for assisted living units to 1,450 square
feet for villas. Hence the unit area would depend on household size and care needs of
occupants. There would be a height limit of two-stories (32 feet) along the perimeter of
Planning Area C and three-stories (42 feet) in the center of the area. The maximum height
would be 42 feet for the three story components and 32 feet for two story components. The
proposed project includes a minimum 75 foot setback for three-story structures from all edges of
Planning Area C. No lot coverage or Floor Area Ratio limits are proposed, hence the size of the
independent and assisted living/skilled nursing buildings would be limited based on number of
units and maximum unit size. The size of independent living units range from 550 to 1,250
square feet and the size of assisted living/skilled nursing units range from 300 to 1,050 square
feet. The size of the villas range from 1,250 square feet to 1,450 maximum square feet
depending on if there are 2 or 3 bedrooms. The independent and assisted living/skilled nursing
units would be located exclusively in Area C along with the villas. Accessory amenities for
Area C residents could include community dining areas with a kitchen, community room,
reading room, support services such as coffee and juice service with minor accessory food sales
for the senior community, exercise rooms, pool and spa facilities, outdoor gardens, trails, scenic
view corridors and recreation facilities. Site design would be subject specifically to Section
4.2.5 of the Specific Plan. Architectural design would be subject to the examples and standards
shown in Section 4.3 of the Specific Plan. Amenities would be subject to Section 4.4.6c and
landscaping and associated features would be subject to Sections 4.4.7 and 4.4.17 of the
Specific Plan.
Planning Commission Staff Report
January 13, 2014
Page 12
Plannin�Area D - Single-FamilYResidential Community
The proposed project would establish no more than 130 single-family residences on
approximately 34 gross acres of Area D of the project site. This community would include
residential lots with a minimum size of approximately 6,000 square feet, with some lots as large
as 20,000 square feet. Unit size would be regulated by a 60% lot coverage restriction. Site
design would be regulated specifically under Section 4.2.6 of the Specific Plan. Architectural
design would be regulated by the examples and standards shown in Section 4.3 of the Specific
Plan. Landscaping would be guided by Sections 4.4.1, 4.4.7c and 4.4.17.
The single-family residential products for the project (including the villas in Planning Area C)
would be limited to two stories no higher than 32 feet. All single-family residential products
would be separated from each other by at least ten feet. The single-family residences in
Planning Area D would be limited to a 0.7 Floor Area Ratio.
Approximately 2.01 acres of grading activity will occur off-site just east of Planning Area D in
the County of Orange owned property. The grading would support fire fuel modification,
buried rip rap and biological buffer needs of the project.
Future Review
No specific structures or landscaping is proposed for any of the sites at this time. All future
development on Planning Areas B, C and D would require additional Design Review
Committee and Planning Commission approval. Staff would first screen the proposals for
compliance with the Design Criteria within the whole of Section 4 of the Specific Plan.
B. Ve/ziculc�rAccess, Circulation and Parking
All streets, drives and alleys would be private. A full description of project circulation can be
viewed in the Specific Plan in Section 3.3 and in the DEIR in Section 3.5.2. The Tentative Tract
Map also shows proposed streets and sections.
Entry Points and Santiago Canyon Road
Four access points are proposed to the site off of East Santiago Canyon Road into the project.
Two access points would be signalized and the other two would be for emergency access only.
Refer to Specific Plan Figure 3.4 Circulation Plan for exact street locations.
One new signalized access point from East Santiago Canyon Road would serve Planning Area B
at the western terminus of the project boundary and the other signalized access point from East
Santiago Canyon Road would occur in line with Nicky Way and would provide access to
Planning Areas C and D. The new entry points into the project area would cross an existing
Class II Bikeway along Santiago Canyon Road.
Planning Commission Staff Report
January 13, 2014
Page 13
One emergency vehicle access point would occur at Planning Area C at its westerly interface
with East Santiago Canyon Road and the other emergency vehicle access point would occur at
Planning Area D towards its easterly interface with East Santiago Canyon Road. Emergency
vehicle access would comply with City standards.
In front of the project area along Santiago Canyon Road, the developer would construct a raised
landscape median separating opposing traffic. The project sets aside a 10 foot wide easement on
the north side of Santiago Canyon Road for potential future roadway expansions identified in
the City's General Plan. The easement will be deeded to the City but will be maintained by the
project HOA as a landscape area until needed for roadway expansion.
Main Entry Roadway (Access to Planning Areas C and D)
The signalized Main Entry Roadway that aligns with Nicky Way and East Santiago Canyon
Road extends northward into the site to a point where it would provide a "T" intersection to
accommodate gated entry into Planning Areas C and D. The main entry would be four lanes
(two lanes in each direction). The main entry terminus to the entry points of Planning Areas C
and D is followed by a proposed Linear Open Space Area that the applicant describes as a
"Community Linear Park." Staff refers to this area as"Linear Open Space."
Planning Area B Entry and Parking
The signalized street into Planning Area B would consist of two vehicle lanes, would have no
median, would terminate at a parking lot and would exclusively serve the planned recreational
uses. The cross-sections for the private drive could vary according to location so long as a
minimum width is maintained. Perpendicular, angled andlor parallel parking would not be
permitted alongside the drive entrance in Planning Area B due to potential roadway congestion
during events.
Planning Area B uses would be supported by a traditional parking lot with City Code standard
drive aisles and parking spaces. Underground parking may occur.
Planning Areas B and C Private Drives and Parking
For Planning Areas B and C the cross-sections for the private drives would vary according to
location, but would have two vehicle lanes (one in each direction) and no median.
Perpendicular, angled and/or parallel parking would be permitted along private drives in Area C,
depending on the right-of-way width provided.
The villas and independent and assisted living housing products propose a combination of
covered parking, parking lots and on-street parking to fulfill required parking space needs. On-
street parking is not traditionally accepted by the City as meeting parking needs of any use. The
villas would be the only housing product requiring one covered parking space per unit.
Underground parking may occur.
Planning Commission Staff Report
January 13, 2014
Page 14
With the exception of the villas, parking provided for the Independent and Assisted Living
housing products would be well below what would need to be provided for non-age restricted
housing in that 1.1 parking space per unit would be provided for independent living units and
0.75 parking space per unit would be provided for assisted living units.
Planning Area D Private Drives and Parking
With the exception of the entry drive which conforms to City standards, the private streets
within Planning Area D would be one lane in each direction and parallel parking would be
allowed on one side of the street with a minimum width of 7 feet, for a total of 28 feet minimum
of paving. The 28 foot street width is 4 feet less than Department of Public Works Street
Standard No. 108 (Attachment 8) which has a minimum pavement width of 32 feet. A minimum
6-foot landscape area would be provided on one side and a minimum 5-foot landscape area
adjacent to a 4-foot wide sidewalk would be provided on the other side of the roadway.
Department of Public Works Street Standard No. 108 requires 4 feet of landscaping on one side
and 3 feet of landscaping on the other adjacent to a 5 foot wide sidewalk. This matter is further
discussed in Issue Item No. 20.
The single-family residential products in Planning Area D would include Code required garage
parking.
Other Parking and Private Drive Provisions
Minimum 24-foot wide alleys may be permitted for residential products and may consist of no
adjacent sidewalks where permissible by the Building Code and accessibility standards. All
parking areas will be provided in accordance with the Code in that they will be within 300 feet
of the use they serve. All parking space dimensions will comply with the Zoning Code and
Public Works street standards.
C. Non-Vehicular Circulation (Public Trails and Private Paseos)
Public Trails
The applicant proposes three new publicly available trails. The trails would be privately owned
and maintained and publicly available to accommodate pedestrian, equestrian and bicycle
circulation within the project site. Two trails consist of ten-foot wide trail widths and the creek-
adjacent trail would have a 20 foot width. Variable (and in some cases fixed) widths of
landscaping would occur on each side of the trails. Trail fencing would occur outside of the
trail treads. The trail sections are best viewed in Figures 4.15-4.21 of the Specific Plan and in
the tentative tract map which includes several cross sections. The publicly available trails are as
follows:
• Santiago Ca�zyon Road Trail - An extension of the trail along Santiago Canyon Road is
proposed within the project boundary. This trail connects to the trail segment adjacent to the
Reserve Community and terminates at the westerly terminus of the project. Potential
Planning Commission Staff Report
January 13, 2014
Page l5
continuance of the trail toward Cannon Street relies upon another entity to complete it. This
trail would comply dimensionally with the City's Recreational Trails Master Plan Standards.
• Santiago Creek Trail - A trail along Santiago Creek is proposed within the project
boundary. Both ends of the trail dead end at the easterly and westerly terminus of the
project boundaries. Potential continuance of the trail would rely upon other entities to
complete a connection to Cannon Street and Santiago Oaks Regional Park. The applicant
proposes to construct this trail to County of Orange trail standards because the trail may
connect to adjacent County trails. As a result, the trail does not include planting area
dimensions adjacent to it nor a divided trail per Detail 5 of the City's Recreational Trails
Master Plan Standards (Attachment 9). Detail5 shows a 10-foot wide bicycle trail and a 10-
foot wide equestrian trail separated by a four-foot median with four feet of landscaping on
the edges. This trail area is also proposed for use as an "A" zone for fire fuel modification
purposes.
• Maiiz Entry Trail- A trail alongside the Main Entry Roadway at the center of the project is
proposed to continue through a long narrow open space area. The trail connects the
Santiago Canyon Road Trail and the Santiago Creek Trail. The trail is presumed to carry
bicycle traffic from the existing Class II bike lane on Santiago Canyon Road to the proposed
Santiago Creek Trail. The trail tread is 10 feet wide without a separate additional 10 feet of
trail tread to separate bicyclist and equestrians. The General Plan has not identified this trail
segment as a Class II bikeway. Therefore, this trail segment complies dimensionally with
the City's Recreational Trails Master Plan Standards, Detail3.
The applicant states that the above trails would have additional linkage to area trails and the
Mara Brandman Arena via an equestrian equipped crossing at the Main Entry Roadway at
Nicky Way.
The existing trail north of the project site that boarders the Mabury community is outside the
project boundaries and would remain unchanged. This existing trail is not in conformance
with Detail 5 of the City's Recreational Trails Master Plan Standards because it is not a
divided trail to accommodate both bicycle and equestrian separation. Creating conformance
with Detail 5 would require the additional trail improvements and expansion onto Planning
Area A of the proposed project. The DEIR states that nothing in the proposed project
precludes meeting these standards in the future. However, another entity would need to
secure the land and construct the expanded trail to cause the full desired width identified in
the City's General Plan and the Recreational Trails Master Plan Standards.
All public recreation trails are offered for conveyance to the City, Orange County Parks or a
Non- Profit entity to own and maintain. To date, no party has provided for acceptance of the
trails. DEIR Section 5.15, Recreation, contains a description and location of all trails. The
Master Developer would be required to construct these trails for public use in accord with
timing stipulated in PDF REC-6 in the DEIR. Any and all conveyances would be subject to
specific guidelines defined by the grantor in conformance with City standards and project
approvals. Unless and/or until the applicant's offer is accepted, the Recreation Trails would
be privately owned and maintained by the Master Homeowner's Association (HOA) or a
Planning Commission Staff Report
January 13, 2014
Page 16
similar entity and not excluded for public use. The maintenance of any land or facilities
conveyed to any public entity would be the responsibility of the receiving entity.
Not all public trails identified on the site in the City's General Plan are proposed for
construction on the site (central creek-crossing trail and Maybury trail expansion). The
Specific Plan and DEIR note that nothing precludes some other entity from constructing the
General Plan identified trails in the future. The General Plan Recreational Trails are shown
in Attachment 10.
• Private Interior Patlzs
Two types of private internal non-vehicular circulation are proposed:
Greenbelt Paseo - A private greenbelt paseo is proposed in Planning Area D. The paseo
would have a 5 foot wide walking path within an 18-foot wide easement. The paseo would
connect to walking paths within the development.
Walking Paths/Sidewalks — Private walking paths are proposed within and between
Planning Areas B, C and D, mostly fronting and accommodating dwelling units in Areas C
and D. The walking paths are planned to loop through the Planning Areas with connection
points to the proposed regional multi-use trail along the south bank of Santiago Creek, as
well as the regional recreation trail proposed along East Santiago Canyon Road.
D. Fences and Walls
Site fences and walls are depicted in Section 4.4.8 and on Figure 4.33 of the Specific Plan. Fencing
would consist of the following:
Community Sound Wall
A sound wall will buffer the residential uses from noise generated along Santiago Canyon Road,
the Main Entry Roadway, and Planning Area B uses. No color or material specifications are
provided. Some of these walls will also assist to define the Santiago Canyon Road Trail
boundaries.
Community View Fence
An opaque tube steel, wood, or low block with wood or steel fence will provide views for site
users to the creek, over the adjacent vacant lot to the west, and will allow retained views by the
Reserve neighborhood at the easterly project boundary. Some of these walls will also assist to
define Santiago Creek Trail boundaries.
Planning Commission Staff Report
January 13, 2014
Page 17
Equestrian Fence
White or dark brown split-rail wood or vinyl equestrian fencing will be provided alongside the
Santiago Canyon Road and Santiago Creek Trails. For continuation of the Santiago Canyon
Road Trail, the fencing will provide a contiguous match.
Vehicular and Pedestrian Gates
Character Images of Specific Plan Figure 4.36 show that gates would be complimentary to the
walls and fences.
Residential Lot Fence
Residential lot fencing will be in accord with Section 6.6.1 of the Specific Plan, and will be
complimentary to the dwelling on the lot.
Creek Separation Fencing
A tube steel fence will be placed at the creek interface to prevent falls down the steep grades
that exist there.
Mabury-Adjacent Fence
The existing chain link fence south of the Mabury tract that deters access to the open space area
and creek will remain in place.
E. Passive an�l Active Open Space Areas/Arec�s Consiclered by the Applicant as Parks
The project offers the ability to provide passive and active open space areas as stated in section
4.4.6 of the Specific Plan. The applicant considers these areas as park amenities. Hence, the
Specific Plan and DEIR include text portraying the areas as parks. However, DEIR Table 6.16-4
states staf�s position that the areas do not meet City code definitions for parks and/or do not meet
the intent of traditional public parks in that they do not provide the amenities necessary to support
public park needs such as a public parking lot, multiple recreational facilities/amenities and
restrooms. The decision of park qualification will be determined by the City Council but the
Planning Commission may provide their input to the City Council. The recreation and open space
area coinponents of the project are as follows:
Natural Open Sqace and Santia�o Creek Trail (Plannin�Area A)
Planning Area A will be maintained in a natural condition as public open space. Planning Area
A includes the Santiago Cree Trail on-site with the opportunity for potential connections to
Cannon Street and Santiago Oaks Regional Park. The connections are not proposed as part of
the project and would need to be completed by other entities.
Planning Commission Staff Report
January 13, 2014
Page 18
Active Recreation Open Space(Plannin�Area B)
Planning Area B offers active recreation uses such as a community building and sports fields
and courts through a fee-based service. The staff report section describing Area B contains
greater detail of these uses.
A�e-Qualified (Senior) Amenities (Plannin�Area C)
Planning Area C proposes potential on-site amenities for the age-qualified community such as
water features, outdoor fire pits, outdoor kitchen/dining with shade nodes, pool and spa area,
bocce ball and open turf areas.
Greenbelt Paseo (Planning Area D)
A greenbelt paseo is proposed in Planning Area D for private use by residents of this Planning
Area. The paseo would have a 5-foot wide walking path within an 18-foot wide easement.
The paseo would connect to walking paths within the development. The western portion of
the greenbelt paseo will be anchored by two small open space areas enhanced with small
shade structures, low stone walls, enhanced paving and a seating area.
Linear Open Space (Plannin�Area D)
This area of the site is designed with the purpose of connecting the Santiago Creek and
Santiago Canyon Road public Trails. This area proposes a privately owned but publicly
available trail, open turf axeas for active or passive recreation and shade structures. No
traditional public park amenities such as restrooms or public parking are proposed to support
this trail linkage area. This area would be developed over the underground Handy Creek
culvert and associated easement.
Santia�o Canyon Road Trail (Plannin�Areas B, C and, D)
The Santiago Canyon Road Trail traverses over Planning Areas B, C, and D. The trail
connects to the existing trail to the east adjacent to the Reserve. An equestrian signalized
crossing would be provided at Nicky Way to connect the trail to the Mara Brandman Arena
which is located across Santiago Canyon Road.
F. Architeeture
Attachment 2, the Design Review Committee (DRC) staff report of August 7, 2013, discusses the
details of the project's proposed architecture in terms of Architectural Design, Massing and Scale,
Context, Color Palette and Signage. The discussions in the DRC report are basically reiterations of
the Specific Plan Design Criteria and Development Standards. Issues related to proposed
architecture such as project massing and area context are also listed in the issue items section of this
staff report.
Planning Commission Staff Report
January 13, 2014
Page 19
Project architecture would be provided on interpretations of historic styles including Monterey,
Spanish, Cottage, American Revival, Ranch, California Contemporary and 20`" Century Spanish
Revival. Specific Plan Page 4-12 begins a description of each architectural style followed by
photographic examples of the applicant's vision. The architectural styles would apply to all
buildings in all Planning Areas.
Section 4.3.2 of the Specific Plan proposes design criteria related to building form and mass for all
buildings. Criteria includes concepts of articulation of planes/off-sets, accented elements,
projections, stepbacks to height, staggered walls, detailed articulation to visible sides, pedestrian
scale, material changes and height restrictions. The Development Standards of Chapter 6 of the
Specific Plan state the specific standards addressing height, setbacks and lot coverage.
Colors and materials for the project would be limited, subdued and typical of projects similar to the
proposed project. No signage is proposed at this time. Planning Commission and Design Review
Committee consideration of articulation, specific colors, materials and signage would occur at the
time actual final project plans are submitted for City review.
G. Landscaping and Hardscapin;
The Specific Plan sets the framework for project landscaping, hardscape and associated features.
Thematic landscaping would be provided throughout the project site that includes a mix of trees,
shrubs and groundcover. Specific Plan Section 6.6 specifies "Landscape Standards for All
Planning Areas" and includes requirements for plant spacing, size, height and conflict avoidance.
Prior to specific development in any Planning Area, detailed landscape plans would first require
Planning Commission and Design Review Committee approval. There are no specific landscape
plans for any Planning Area or development at this time.
Pursuant to Figure 4.37 of the Specific Plan, landscaping is proposed in four plant zones for the
project and sub-level criteria exists for landscaping in three of those zones. A plant palette exists
for each plant zone beginning on Page 4-98 of the Specific Plan. The zones and their associated
sub-level Criteria are as follows:
Zone 1 — Santiago Creek Edge
This zone proposes to leave existing creek vegetation as it exists except for vegetation
thinning required due to fire fuel modification needs of the project and replacement of
vegetation caused by creek disturbances in small areas where drainage discharge for the
project would occur. Any replacement plant material required for this area would be
according to the proposed Zone 1 plant pallet which is guided by anticipated subsequent
California Department of Fish and Wildlife and Army Corps of Engineers requirements and
the City Fire Department fuel modification plant list. Specific Plan Section 4.4.19 discusses
the fuel modification purpose, needs and process for the project.
Zone 2 — Community Streetscape/'Trails/Edges
Planning Commission Staff Report
January 13, 2014
Page 20
A mix of community-identifying and native plant species would be provided next to trails,
streetscapes and project edges. A list of permissible planting is listed in the plant pallet for
Zone 2 on page 4-100 of the Specific Plan. In addition, Specific Plan Section 4.4.18 discusses
landscape criteria for parking areas and includes parameters for planting size, spacing,
maintenance considerations and area coverage. The trail sections (Figures 4.16-4.21) for the
Specific Plan also show landscape areas next to and/or between trails. Specific Plan Figures
4.29, 4.30, 4.31 further show the overall landscape intent for landscape treatment next to trails.
Figures 4.12 - 4.14 show the gateway and street-adjacent landscape intent for the project.
Zone 3- Community Landscape (Planning Areas B, C and,D)
In addition to the Zone 3 plant pallet, Specific Plan Section 4.4.7 (Residential Landscape
Criteria) provides specific criteria for planting in the villas, age-qualified living and
assisted/skilled nursing component and single-family residential components of the project.
Section 4.4.18 provides specific criteria for parking area landscaping. The planting design
criteria of Sections 4.4.7 and 4.4.18 regulate planting pockets, accent trees, lowered planting
grades, soil depth and in some cases tree planting size. No specific planting design criteria
exist for Planning Area B. Specific Plan Section 4.4.17 provides specific criteria for
Community Landscape including requirements for complimentary planting design, use of
evergreen trees to frame architectural fenestrations and accents, use of flowering perennials,
discouragement of annual plantings, consideration of ultimate planting size and water
usage/drought tolerance, consideration of planting maintenance, tree avoidance of pipeline
areas, adherence to City street tree requirements, reference to the Specific Plan plant pallet and
DRC authorization for substitution of the plant pallet.
Zone 4—Natural Area (Planning Area A)
This area is entirely in Planning Area A but does not include the whole of the creek area
which is also in Planning Area A. No changes to existing vegetation in Zone 4 is proposed.
The area would be left as is. Any removal of non-native plants or planting of native plants
would be up to the discretion of the land owner.
A total of 254 existing trees will be removed to accommodate the project and 48 trees are
subject to fire fuel modification thinning. Pursuant to Mitigation Measure MM BIO-5, tree
replacement will occur at a minimum 1:1 ratio.
H. Ligltting
The overall intent of the Specific Plan (Section 4.4.15 Community Landscape Lighting) is to
minimize the amount of sky glow, glare and spill light to preserve the night sky. Residential
structural lighting would consist of lighting on driveways, walkways, porches, etc. Specific light
standards for residential properties have not been submitted and would be reviewed with Planning
Area specific plans. Street lighting interior to the project is proposed to be minimal and only in
accord with the minimum standards of the building code. Street lights would be added by the
Planning Commission Staff Report
January 13, 2014
Page 21
developer adjacent to Santiago Canyon Road in compliance with City standards. Sports field
lighting would be limited to the hours of 7am to l Opm daily, in accordance with PDF NOI-2.
APPLICATION(S) REQUESTED/REQUIRED FINDINGS
General Plan Amendment: The applicant is requesting a General Plan Amendment (GPA 2009-
002) to change the City's General Plan Designation for the site from Resource Area (RA) to Low
Density Residential (LDR 2.1-6 Du/Ac), Medium Density Residential (MDR 15-24 Du/Ac), Open
Space Park (OS-P) and Open Space (OS); and from Low Density Residential (LDR 2.1-6 Du/Ac) to
Open Space (OS). The project also proposes to change the City's General Plan to remove portions
of the project site from the 1975 East Orange General Plan (approximately 56.45 acres) and the
Orange Park Acres Plan (approximately 40.3 acres). Those plans designate the respective site areas
as "Santiago Creek Greenbelt and Regional Park" and"Santiago Creek Green Belt Plan."
Required Findings: Although there are no required findings for a General Plan Amendment
since it is considered a legislative action, Planning Commission direction regarding General
Plan consistency of the project is sought by staff.
Snecific Plan: The applicant is requesting a Specific Plan (SP 001-09) to establish project specific
design criteria and development standards consistent with the General Plan. The Specific Plan
would remove and replace portions of the project site from the 1975 East Orange General Plan
(approximately 56.45 acres) and the Orange Park Acres Plan(approximately 40.3 acres).
Required Findings: Although there are no required findings for a Specific Plan since it is
considered a legislative action, Planning Commission direction regarding Specific Plan
consistency with the General Plan is sought by staff.
Zone Chan�e: The applicant is requesting a Zone Change (ZC 1254-09) to re-designate the site
from Sand and Gravel (S-G) and Single-family Residential 8,000 sf(R-1-8) to Planned Community
(P-C).
Required Findings: There are no required findings for a Zone Change since it is considered
a legislative action.
Maior Site Plan: The applicant is proposing a Major Site Plan (MJSP 0595-09) for the whole of
the project including the overall layout shown on the Tentative Tract Map. Major Site Plan Review
is a perfunctory requirement of Orange Municipal Code Section 17.10.060E for this project even
though site plan specifics do not yet exist.
Required Findings:
l. The project design is compatible with surrounding development and neighborhoods.
2. The project conforms to City development standards and any applicable special design
guidelines or specific plan requirements.
Planning Commission Staff Report
January 13, 2014
Page 22
3. The project provides for safe and adequate vehicular and pedestrian circulation, both on-
and off-site.
4. City services are available and adequate to serve the project.
5. The project has been designed to fully mitigate or substantially minimize adverse
environmental effects.
Desi�n Review Committee: The applicant is requesting approval of a Design Review Committee
application (DRC 4413-09) for the overall design criteria and development standards of the Specific
Plan.
Required Findings:
1. In the Old Town Historic District, the proposed work conforms to the prescriptive
standards and design criteria referenced and/or recommended by the Design Review
Committee or other reviewing body for the project. This finding is not applicable
because the project is not in Old Town.
2. In any National Register Historic District, the proposed work complies with the
Secretary of the Interior's standards and guidelines. This finding is not applicable
because the project is not on a national Register Historic District.
3. The project design upholds community aesthetics through the use of an internally
consistent, integrated design theme and is consistent with all adopted specific plans,
applicable design standards and their required findings.
4. For infill residential development, as specified in the City of Orange infill residential
design guidelines, the new structure(s) or addition are compatible with the scale,
massing, orientation, and articulation of the surrounding development and will preserve
or enhance existing neighborhood character. This finding is not applicable because the
project is not infill residential development as defined by the Infill Residential
Development Design Guidelines.
Tentative Parcel and Tract Maps: The applicant is requesting approval of a Tentative Parcel Map
(TPM 2012-101), and Tentative Tract Map 17344 (TTM 025-09) for the creation of lettered and
numbered lots within the project.
Required Finding:
1. The requirements for the filing of subdivision maps shall be governed by the provisions
of the Subdivision Map Act and the provisions of Title 16 of the Orange Municipal Code
(OMC). All maps shall comply with the provisions of the Subdivision Map Act, the City
Zoning Ordinance, Title 16 of the OMC and any other ordinance, statute or law
pertaining to the use, sale, leasing or subdivision of land.
Development A�reement: A Development Agreement (DA) is intended to be a contract between
the City and an applicant which provides the City with benefits for the overall public good and the
applicant with assurance of development rights for an extended period of time. The applicant is
requesting approval of DA 5825 consistent with the requirements of the Orange Municipal Code
Planning Commission Staff Report
January 13, 2014
Page 23
(OMC). A Development Agreement may only be executed by the City Council. It is likely final
terms and conditions will not be finalized until the City Council reviews the project. To date, the
final terms and conditions of DA 5825 have yet to be negotiated between the City and developer.
Therefore, DA 5825 may be transmitted to the Commission at a subsequent meeting at which time
the Commission may comment on the content of the Development Agreement but may not
negotiate its terms and conditions. Once a final draft is complete, it will be presented to the
Planning Commission per Orange Municipal Code Section 17.44.100 which states that the Planning
Commission must make a recommendation on DA 5825 to the City Council. The recommendation
shall include whether or not the proposed development agreement:
1. Is consistent with the objectives,policies, general land uses and programs specified in
the General Plan and any applicable specific plan or redevelopment plan;
2. Is compatible with the uses authorized in the district or planning area in which the real
property is located;
3. Is in conformity with the public necessity, public convenience, general welfare and
good land use practices;
4. Will be beneficial to the health, safety and general welfare consistent with the policy of
the City with respect to development agreements as provided in Section 17.44.200;
5. Will adversely affect the orderly development of property in the City.
If approved, DA 5825 would meet the basic requirements of state law and be consistent with the
requirements of the Orange Municipal Code.
ANALYSIS/STATEMENT OF THE ISSUES
Although this project has been in the planning process for over 5 years, a few remaining issue items
must be highlighted. The issue items are grouped into the following major categories:
• Significant and Unavoidable Impacts of the DEIR
o Issue 1: Significant and Unavoidable Impacts
■ Grading and Construction Aesthetic Impacts
■ Long-Term Aesthetic Visual Impacts
■ Light and Glare Impacts
■ Air Quality Impacts
■ Hydrology and Water Quality Impacts (Dam Inundation)
■ Transportation/Traffic Impacts
■ Cumulative (Aesthetics, Air Quality, and Traffic) Impacts
• Land Use Considerations
o Issue 2: Proposed General Plan Amendments and Zone Change
o Issue 3: Proposed Land Uses
o Issue 4: Context
o Issue 5: Density
o Issue 6: Massing
o Issue 7: Planning Area A Public Entity Dedication
Planning Commission Staff Report
January 13, 2014
Page 24
• Health and Safety
o Issue 8: Fire Fuel Modification Plan
o Issue 9: On-Site Hazardous Material
o Issue 10: Adjacent Former Villa Park Landfill
• Parks, Trails, Open Space and Recreational Amenities
o Issue 11: Trails
o Issue 12: Applicant Offerings Versus Parkland Dedication Fees
o Issue 13: General Plan Land Use Designation Amendment
o Issue 14: Private Recreational Amenities
o Issue 15: Creek Restoration
o Issue 16: Buried Rip Rap on County Property
• Design
o Issue 17: Architecture
o Issue 18: Landscaping
o Issue 19: Design Objective
• Parking and Circulation
o Issue 20: Street Standards
o Issue 21: Parking Code Deviations
o Issue 22: Timing for Right-of-Way Dedication
Significant and Unavoidable Impacts of the DEIR
The issues that follow under this issue topic are discussed in detail in their respective DEIR sections
and in the response to public comments. DEIR section 2.3 provides an executive summary of the
significant and unavoidable impacts.
Issue 1 — Si�nificant and Unavoidable Impacts:
Grading and Construction Aesthetic Impacts:
Grading and construction of infrastructure improvements are required for drainage and flood control
adjacent to the creek in Planning Area A. Grading activity could occur over approximately 4.4
years. The work may be perceived as substantially degrading the construction-term visual impact
for the area of work adjacent to the creek on Planning Area A despite Project Design Feature (PDF)
AES-16 and Mitigation Measure AES-1 which would reduce the visual construction impact but not
to less than significant levels. The baseline for grading activities was the time of Notice of
Preparation Issuance. At the time of NOP issuance, no backfilling or grading was occurring in Area
D where the single-family residences are proposed. Therefore, future backfilling and grading of
Area D may be perceived as substantially degrading the construction-term (4.4 years) visual impact
on a portion of Planning Area D.
Planning Commission Staff Report
January 13, 2014
Page 25
Long-Term Aestlaetic Visual Impacts:
The project proposes buildings and associative development/infrastructure in Planning Areas B, C
and D. The addition of the development/project may be perceived as substantially degrading the
long-term visual character of the developed portions of the project site despite PDF AES-1 through
PDF AES-5, PDF AES-7 through PDF AES-14, PDF AES-16 through PDF AES-21 and Mitigation
Measures AES-3 and AES-4 that would reduce the visual long-term impact but not to less than
significant levels. It is noted that this impact is a matter of perception. Staff has received
comments indicating a preference for the aesthetics of the developed project just the same as
comments opposing bulk, mass and density of the project. Hence the DEIR discloses and analyzes
a worst case perceptional position.
Lig/zt nnd Glare Impacts:
Planning Area B could include an 81,000 square foot recreation oriented building, parking lot
lighting and lighted sports fields. The new sources of substantial light or glare could adversely
affect day or nighttime views in the area and would be anticipated to occur. This is a significant
unavoidable impact of the proposed project despite PDF AES-8, PDF NOI-2 and Mitigation
Measure AES-6. Similarly, Planning Areas C and D propose residential buildings with associated
lighting needs that introduce new sources of substantial light or glare that could adversely affect day
or nighttime views in the area and would be anticipated to occur. This is a significant unavoidable
impact of the proposed project despite PDF AES-8, the requirements of the Specific Plan and
Mitigation Measure AES-7.
Air Quality Impacts:
The proposed project would result in a significant and unavoidable impact related to nitrogen oxide
(NOx) which results primarily from vehicle emissions during the grading phase. Mitigation
Measures AQ-1, AQ-2 and AQ-3 have been provided to reduce the emissions from the on-site
construction equipment but do not reduce the impact to a less than significant level. The DEIR
states that no mitigation is available to control the emissions from the on-road haulers which are
regulated by the State and not by local jurisdictions.
Hydro[ogy aizd Water Quality Impacts (Dam Inundation):
The project is downstream 1.55 miles from Villa Park Dam and 5 miles from Santiago Reservoir in
Southern California, a historically and predictably seismically active region. Dam failure and
resultant dam inundation of the project site is a significant and unavoidable impact despite
Mitigation Measures HWQ-1 and HWQ-2 and Project Design Features PDF PS-4 and PDF PS-5
which provide disclosure and requirements for Emergency Access Plans. In other words, the
project concludes that a dam break east of the project could cause loss of property and/or life but
that the project merits should override that risk. The DEIR states that "based on the information
provided in the Draft EIR, Appendix G, Geotechnical Investigations, there is only a very low risk of
catastrophic failure considering the past favorable dam inspections reports, the remote location of
active faults in the area, the factor of safety and stringent design criteria used in modern dam design
Planning Commission Staff Report
January 13, 2014
Page 26
and construction." Staff has concerns that the project places a two and three-story, 265-unit senior
complex at a 16.5 unit per acre density in the path of potential dam inundation. Occupants could be
mobility restricted. The flood wave travel time is indentified in Table 5.9-14 of the DEIR. The
specifics of an emergency evacuation plan required by MM HWQ-2 have not yet been provided.
This will be required prior to Certificate of Occupancy. Appropriately staffed, highly-coordinated
and regularly-rehearsed evacuation plans would need to be established to remove age-restricted
persons from the three-story building and site premises in the time after knowledge of dam failure.
As confirmed with the City Fire Department, dam inundation of the site would not likely coincide
with adequate City and County rescue personnel to mitigate loss of life especially given time
constraints. The DEIR was unable to gather data to disclose water height, water velocity, or
emergency evacuation procedures from dam inundation on the site. Therefore, it was not possible
to determine the extent of the inundation for exacting mitigation purposes.
Transportation/Traffic Impacts:
As best captured in DEIR Section 2.3.4, the Executive Summary for Transportation and Traffic
Significant Unavoidable Impacts, the project necessitates a number of transportation system
improvements at roadway segments and intersections to offset traffic impacts. The project proposes
several Project Design Features (PDFs) and Mitigation Measures (MMs) that would offset the
impacts through payment of fair share costs to the City to be used towards making the necessary
traffic improvements. With the improvements, the traffic impacts of the project would be rendered
less than significant. However, due to the fact that these improvements are not presently included
in the City's Capital Improvement Program (CIP) and may not be constructed when needed to
mitigate the impact; the traffic impacts are considered significant and unavoidable. The impacts
would be remedied at the time the City completed the transportation system improvements per the
traffic PDFs and MMs.
Cumulative (Aest/zetics,Air Quality ancl Traffic)Impacts:
The DEIR concludes that the cumulative impacts to light and glare, air quality and traffic would be
significant and unavoidable. The DEIR reasons that light and glare of the project, which is itself a
stand-alone significant and unavoidable impact, would be compounded by light and glare impacts
of other projects. The DEIR further concludes that there are no known cumulative mitigation
measures that would be reasonable and technically feasible to reduce this cumulative light and glare
aesthetic impact to a less than significant level.
The DEIR concludes that there would be a cumulative short-term air quality impact related to Issue
2. The DEIR reasons that construction vehicle emissions of the project, which is itself a stand-alone
significant and unavoidable impact, would be compounded by construction vehicle emission
iinpacts from other projects. The DEIR states that there are no known cumulative mitigation
measures that would be reasonable and technically feasible to reduce this cumulative air quality
im�act to a less than significant level.
The DEIR concludes that the proposed project and related projects would have incremental traffic
effects which could be cumulatively considerable. This conclusion is reached for the same reason
Planning Commission Staff Report
January 13, 2014
Page 27
that the significant and unavoidable traffic impacts were arrived at for the stand-alone project in
Issue 4. Because the traffic improvements are not presently included in the City's Capital
Improvement Program (CIP) and may not be constructed when needed to mitigate the impact; the
cumulative traffic impacts of the project combined with other projects are considered significant
and unavoidable. The cumulatively considerable traffic impacts would be remedied at the time the
City completed the transportation system improvements per the traffic PDFs and MMs.
Land Use Considerations
Issue 2 - Proposed General Plan Amendments and Zone Chan�e�.
The project proposes to change the City's General Plan designation for the site as follows:
� �- • � ' � �� -� �- • •
Resource Area(RA) • Low Density Residential (LDR 2.1-6 Du/Ac)
• Medium Density Residential (MDR 15-24 Du/Ac)
• Open Space Park(OS-P)
� Open Space (OS)
Low Density Residential (LDR Open Space (OS)
2.1-6 Du/Ac) This existing
residential designation is north of
the creek adjacent to Mabury
The project also proposes to change the City's General Plan to remove portions of the project site
from the 1975 East Orange General Plan (approximately 56.45 acres) and Orange Park Acres
(OPA) Plan (approximately 40.3 acres). Those plans designate the respective site areas as "Santiago
Creek Greenbelt and Regional Park" and"Santiago Creek Green Belt Plan." Furthermore, the FEIR
Response to Comments, on Page 2.5-9 states that the OPA Plan incorporated certain portions of the
Santa Ana River, Santiago Creek Greenbelt Plan (SARSCGP). Therefore associatively, the OPA
Plan which incorporates the portion of the SARSCGP into the OPA plan area would be removed
from applicability to the project site and the project site would instead maintain the proposed land
use designations, including the OS designation over Planning Area A. The General Plan envisions
the RA designation as a holding designation until mining operations cease. The General Plan does
not specifically state the ultimate land use designation that the site is to become but several
comments have been received demonstrating that some people believe that the Santiago Creek plans
mentioned beginning on page 2.5-9 of the FEIR (Response to Comments) would implement or
guide the final designation for the property. However, those plans were never formally adopted by
the City (except part of the SARSCGO as part of the OPA Plan). It is noted that the East Orange
General and OPA Plans are part of the General Plan and do designate respective portions of the site
as "Santiago Creek Greenbelt and Regional Park" and "Santiago Creek Green Belt Plan." In any
event, project approval would mean that the site becomes designated for the single-family, multiple-
family, recreation, and open space uses proposed by the applicant and the greenbelt visions for
those portions of the site would not likely occur in their entirety. It should be noted that much of
Planning Area D, north of the creek is already designated with single-family residential zoning (R-
1-8) and a corresponding Low Density Residential (LDR) General Plan designation. The zoning
Planning Commission Staff Report
January 13, 2014
Page 28
and designation are already inconsistent with the East Orange General Plan and the Orange Park
Acres Plan in that the residential designations are not the same as the Greenbelt designations in the
respective plans. With project approval all designations would be eliminated and replaced with an
Open Space General Plan land use designation.
If approved, the project would result in a Zone Change (ZC 1254-09) to re-designate the site from
Sand and Gravel (S-G) and Single-family Residential 8,000 sf (R-1-8) to Planned Community (P-
C). The Zone Changes would implement consistency with the General Plan Amendment and serve
the proposed land uses. The issues of the Zone Change go hand in hand with the General Plan
Amendment.
Issue 3 —Proposed Land Uses:
Staff recommends that the Planning Commission opine if the senior assisted living and inciependent
living uses are proposed in an area where hospitals, medical offices, shopping centers and mass
transit are conveniently accessible to support needs which residents would likely require. The
nearest hospitals are the St. Josephs and CHOC campus located in the City of Orange near Main
Street and La Veta Avenue. A Kaiser Permanente hospital is located in the City of Anaheim near
the 91 Freeway and Tustin Avenue. UCI hospital is located near The City Drive and the 5 Freeway.
Medical offices typically congregate near the hospitals but may be found in other commercial
corridors of the City. The nearest shopping centers to the site are the Pacific Ranch Market at
Chapman Avenue and Newport Boulevard in the City of Orange and the Ralphs Center located at
Santiago Boulevard and Wanda Road in the City of Villa Park. The nearest bus stop is located two
miles from the project site. The project proposal includes that shuttle services that would be
provided by the operator of Planning Area C.
Staff recommends that the Planning Commission opine if the active recreation and multi-purpose
facility in Planning Area B is proposed at a location in the City that would be conveniently located
to serve the residents of Orange. The site is located in the northeast quadrant of the City, not
necessarily centrally positioned.
Issue 4—Context:
Certain components of the project may be viewed as not being compatible with the surrounding
community. Such components include:
• Three story, 42-foot foot high maximum Independent Living buildings with up to 48 foot
tall projections in Planning Area C. These buildings would have a 36-foot height limit
within the 75-foot setback from Santiago Canyon Road.
• Two story, 32-foot high maximum Assisted Living buildings in Planning Area C (due to the
span of the building bulk).
• A density in Planning Area C of approximately 16.5 residential units per acre.
• Two story, 81,000 square foot maximum, 38-foot high maximum recreation-serving
building in Planning Area B. After considering the DRC request, the Specific Plan now
requires this building to be set back a minimum of 100 feet from Santiago Canyon Road.
Planning Commission Staff Report
January 13, 2014
Page 29
• Sport field lighting in Planning Area B.
• Accessory support uses in Planning Areas B and C that have a commercial service support
nature.
• Up to 130 single-family homes with .70 Floor Area Ratios and 55-foot wide average lot
widths in Planning Area D.
• Addition of two new traffic signals on Santiago Canyon Road to accommodate project
ingress and egress.
In juxtaposition to the "Existing Area Context" description on page 7 of this staff report, the above
project components may be viewed as incompatible with the larger span of the community around
the project site. Figures 5.1-13 through 5.1-15 in the Final EIR (Response to Comments) show the
surrounding community comparisons and existing Santiago Canyon Road street views. The project
Specific Plan and/or Project Design Features of the Draft EIR propose features to assist with
blending with the area context as follows:
• A 75-foot setback for the three story building in Area C
• A 100-foot setback for the Area B building
• Relief in horizontal and vertical building planes
• Architectural embellishments on prominent views
• Use of an architectural pallet for unifying themes
• Reservation of open space areas
• Inclusion of substantial street setbacks, landscaping and prominent entries
• Limitations on hours of sport field lighting
The Design Review Committee (DRC) opined on the context of the project as it relates internally to
itself. The DRC was able to find that with their recommendations implemented, the project design
and internal consistency would be acceptable. However, the review of how the project context
relates to the community outside of the project site itself, was not part of the DRC purview and
therefore the Planning Commission must make a recommendation determining if the
aforementioned project components are compatible with the overall community in light of the
Specific Plan Design Criteria, Development Standards, Project Design Features and review process
required for subsequent sub-level projects in each respective planning area(See Issue Item 19).
Issue 5 - Density:
Density for Planning Areas C and D may be viewed as incompatible in comparison with the
surrounding area. The DIER analysis averages the density of the entire site such that the open space
of Planning Area A and other open space areas proposed in Planning Areas B-D balances out the
density in a cluster type scenario. However, when Planning Areas C is individually viewed, the
project density is higher than what exists in the surrounding neighborhoods. As stated in the above
issue, the density of Area C is 16.5 units per acre. The density of area D is 3.8 units per acre with
lot sizes averaging about 8,000 square feet but the median and mode represents lot sizes closer to
between 6,000 and 7,000 square feet. Figure 5.1-13 in the FEIR Response to Comments compares
lot sizes of surrounding neighborhoods. Many surrounding neighborhoods have comparable lot
Planning Commission Staff Report
January 13, 2014
Page 30
sizes to Planning Area D but many also have larger lot sizes. On visual appearance, the overall
acreage of surrounding neighborhoods appears to demonstrate larger lot sizes than Planning Area D
in relation to the mean, median and mode. However, Planning Area D contains more open space
area than most other neighborhoods. A detailed analysis of lot widths of adjacent neighborhoods
for comparison has not been conducted.
As recommended by the DRC, the applicant has adjusted the Specific Plan to address certain
density-related development standards. This includes revising square footages for age-qualified
residential developments and increasing lot widths for the single-family residential to require 50
foot minimum and 55 foot average (Errata Nos. 12 and 18 in Exhibit E).
Issue 6 - Massin�:
Although mass relates to context and density, it also merits individual consideration. The project
proposes some very large buildings in Areas B and C. These buildings will have potential to appear
large and boxy. The Specific Plan includes design criteria and development standards to reduce the
appearance of the mass. However, given the size of the buildings in relation to other on and off-site
buildings, a question exists as to if the massing of the buildings can be designed appropriately so
that they are unobtrusive to offsite view. The Design Review Committee opined that the massing
could be dealt with via the Specific Plan, their recommendations as conditions and with assurance
of future review of sub-level projects. The DRC recommendations on changes to the Specific Plan
as it relates to massing are as follows:
• The multi-purpose building should be set back 100 feet from Santiago Canyon Road instead
of the 30 feet shown. The applicant changed the Specific Plan to accommodate this
recommendation(Specific Plan Errata No. 2—Exhibit E)
• The age-qualified independent assisted living 3-story portion of the building should be set
back a minimum of 75 feet, with allowable additional height of 1 foot for each additional 1
foot of setback, with a 36-foot height limit at setback and a maximum height of 42 feet. The
applicant changed the Specific Plan to accommodate this recommendation (Specific Plan
Errata Nos. 3 and 4—Exhibit E)
• The applicant shall provide, prior to submittal to the Planning Commission, a recommended
FAR maximum that they would be able to comply with, and that the Planning Commission
compare that to the existing zoning in other parts of Orange. The applicant has changed the
Specific Plan to reflect a 0.7 FAR in the Development Standards for the single-family
residences (Specific Plan Errata No. 16—Exhibit E).
For comparison purposes, the Orange Municipal Code lists the following FAR standards:
Lot Area in Square Feet Maximum FAR
<10,000 0.60
10,000-39,999 0.50
Planning Commission Staff Report
January 13, 2014
Page 31
>40,000 0.40
Issue 7 - Planninp-Area A Public Entit�Dedication:
Planning Area A includes the creek, sensitive creek habitat, fire fuel modification zones, buried rip-
rap and the Santiago Creek Trail. The Specific Plan states the Greenway Reserve (Planning Area
A) "shall be conveyed to either the City, Orange County Parks, the Master Homeowner's
Association (HOA) or Orange County Transportation Autharity (OCTA) as a habitat restoration
project." PDF REC-1 also states in part that "The recreational and open space areas in Planning
Area A will be maintained by Owner until and if donated to the County or other public agency."
No indication has been provided that indicates who, of the options provided, would eventually be
the owner of Planning Area A. With uncertainty of ownership or dedication for Planning Area A,
staff is concerned that the property would default to the HOA who may not be an effective steward
for maintenance of buried rip-rap, the Santiago Creek Trail, the fire fuel modification area, the
creek with regard to restoration needs and overall maintenance of sensitive habitat and the greater
habitat area north of the creek. With HOA ownership of Planning Area A, there could be an
increased likelihood that City involvement would be needed to encourage the HOA to conduct the
maintenance responsihilities for Planning Area A. Furthermore, it is not known if adequate HOA
funding would be available to conduct the necessary maintenance.
Health and Safety
In addition to the Dam Inundation and Air Quality impacts mentioned in the issues section titled
Significant and Unavoidable Impacts of the DEIR, the following health and safety issues items are
discussed:
Issue 8 - Fire Fuel Modification Plan:
The applicant has received approval of a preliminary Fuel Modification Plan by the Fire
Department. Two variables remain that could change the Fuel Modification Plan:
l. The project needs to use County owned land at the east end of the project site for fire fuel
modification purposes for the project. The County could reject the use of their land for this
purpose.
2. If the project is approved, the applicant would then need to secure permits required under
Section 1602 of the California Fish and Game Code and Section 401 of the Clean Water
Act. Those permits would need to be secured in a manner that allows for unrestricted
installation and maintenance of the conceptual fuel modification plan approved by the Fire
Department for the project under the project EIR.
If the County denies the request for use of their land and/or requirements from the California
Department of Fish and Wildlife or United States Army Corps of Engineers cause inconsistency
with the approved conceptual fuel modification plan, the proposed tract design would merit
Planning Commission Staff Report
January 13, 2014
Page 32
redesign with a modified fire fuel modification plan. The applicant would need to seel< all
necessary revisions to the project in accordance with City procedures and the California
Environmental Quality Act. A final Fuel Modification Plan will be required prior to tract grading.
A project design feature (PDF BIO-7) states that the project will "......modify the vegetation, and
re-vegetate in the fuel modification zone to the southeast of the project site with appropriate
landscape materials." However, if the land is donated and is under separate ownership there is no
guarantee that the necessary re-vegetation will be allowed to be conducted or that it will be allowed
to be conducted in a manner that meets the project biologist recommendations or City fire fuel
modification requirements. Staff is proposing a condition that "Prior to final map recordation
and/or prior to transferring ownership of Planning Area A, the applicant shall ensure that easements
on Planning Area A are contractually secured so that the Master Association and/or individual
Planning Area Associations may facilitate fire fuel modification clearance in accord with the
Biological Project Design Features and Mitigation Measures in the project Environmental Impact
Report and for reserving the Santiago Creek Trail for public use and for preserving maintenance
rights of the trail. The Community Development Director or designee shall review and approve the
contract language for land ownership transfer of Planning Area A with regard to preserving fire fuel
modification clearance, reserving the Santiago Creek Trail for public use, and for verifying
maintenance rights of the trail."
Issue 9— On-Site Hazardous Material:
The DEIR discloses the following hazard potentials for the project site:
1. Vapor intrusion of Volatile Organic Compounds (VOCs) into future project site buildings;
2. Ingestion of contaminants in soil;
3. Inhalation of contaminants in air (dust, vapor, gases), including those volatilized or otherwise
emitted from groundwater, surface water and soil; and,
4. Dermal contact with contaminants in water, soil, air and other media, such as exposed wastes or
other contaminated material.
A full description of hazardous materials identified in boring samples and their respective
concentrations and locations are included in Appendix I of the DEIR.
The DEIR concludes that all other potential hazards and hazardous materials that may have
previously been located on the project site no longer exist, including asbestos.
The DEIR acknowledges that the proposed project could create a short-term significant hazard
impact to the public or the environment through reasonably foreseeable upset and accident
conditions involving the release of hazardous materials into the environment during ground-clearing
and site grading activities (Impact HAZ-1). As a result Mitigation Measure MM HAZ-1 is
proposed such that " Prior to the issuance of any grading permits, the project applicant shall
demonstrate to the satisfaction of the Directars of Public Works and Community Development that
remedial actions in accordance with adopted State standards have been taken on-site, or that the
excavation and off-site disposal has occurred."
Planning Commission Staff Report
January 13, 2014
Page 33
The DEIR acknowledges that the proposed project could pose a long-term significant human health
risk from TCE-impacted soils and/or methane to users of residential buildings located in P1aruling
Area C (Impact HAZ-2). As a result Mitigation Measure MM HAZ-2 is proposed so that "Prior to
the issuance of any grading permit the project applicant shall demonstrate to the satisfaction of the
Directors of Public Works and Community Development that remedial actions, in accordance with
adopted State standards, have been taken on-site or that buildings will include vapor barriers or
passive/active venting systems."
These issues are further discussed in more detail in Master Response 2.3 in the Final EIR, in section
5.8 of the DEIR, and in Appendix I to the DEIR.
Pursuant to confirmation with the project environmental consultant, Phase I and II environmental
assessments were conducted on-site. Areas requiring remediation were identified. All but two of
the identified locations have been remediated in accord with State standards. Two areas remain in
the boundaries of the grading permits issued for current backfilling operations at the site.
Backfilling has not occurred in these areas as of this writing.
Issue 10—Adjacent Former Villa Park Landfill:
The project is adjacent to the former Villa Park Landfill. The project itself would not cause
disturbance to any hazardous materials in the landfill. However, concern of inethane migration onto
the site has been analyzed. Mitigation Measure MM HAZ-2 will alleviate the potential issues from
methane migration from the landfill into project buildings. The City received a comment from
County of Orange Environmental Health indicating that a 1,000 foot buffer is necessary from the
edge of the landfill property to any building in Planning Area B unless certain design features are
implemented, including geomembranes which the applicant does not propose. Upon further
analysis of the legal ability to mandate such a requirement, the law is only applicable to buildings
on a landfill parcel. Since the project and Area B buildings are on separate parcels, the design
features (geomembrane) are not mandatory and alternate methods such as MM HAZ-2 may be
utilized. Nevertheless, the project applicant will need to demonstrate to the City that methane
intrusion into project buildings will be mitigated at the time grading occurs for each sub-level
development in each planning area.
"Parks",Trails, Open Space and Recreational Amenities
Issue 11 - Trails:
The following issues pertain to the project trails:
• Trail Erosion in Planning Area B - A portion of the public trail along the creek adjacent to Area
B, but in Area A, is subject to erosion because buried rip rap is not proposed for this section of
the site. Erosion of the trail could leave any public entity accepting the responsibilities for the
trail with having to repair it. The other segments of the trail adjacent to areas C and D have
buried rip rap adjacent to the trail which will act as a preventative measure in case the creek
bank erodes to that point, thus preserving the trail segments. If the unprotected Area B-adjacent
Planning Commission Staff Report
January 13, 2014
Page 34
trail segment is washed out, there is a likelihood that the community would seek County or City
repair of the trail, regardless of if the HOA ends up being the ultimate Area A owner.
Depending on the extent of the erosion, the time, costs and environmental and public
participation process for the repairing agency could be significant.
• Differing Trail Standards—The trail standards and criteria that the project proposes to impleinent
are often those of the Specific Plan and County trail standards rather than City standards,
specifically in regard to the design for trail widths. Far example, Figure 4.18 of the Specific
Plan shows the Santiago Creek Trail as 20 feet wide within a variable unspecified easement.
However, Detail 5 (Attachment 9) from the City's Recreational Trails Master Plan shows two
10-foot wide trails for two types of trail users separated by a central four-foot wide landscape
planting and with four feet of planting on each side of the trail in a standard easement of 32 feet.
The applicant-proposed design may not optimize trail function and user conflict as much as the
City standard. While the applicant has the ability to propose a Specific Plan with standards that
deviate from City standards, the Planning Commission may find that the divided trail design of
the City's standard is preferred over the Specific Plan's single trail. The City standard was
crafted based on community scoping input including those with expertise in the various facets of
trail use. Staff believes the City standard to be more desirable in form and function to what is
proposed in the Specific Plan. The applicant is using County trail standards for the Santiago
Creek Trail consistent with their plan to donate the trail (with Planning Area A) to the County in
anticipation that the County would connect the trail to County trails.
• Mabury Trail and Santiago Creek Crossing - The project does not provide for all the General
Plan trails designated over the project site (General Plan Figure CM-3 — Attachment 10). The
Mabury-adjacent trail will remain as is and, under the project, will not realize a dual trail of trail
plan widths for bike riders, pedestrians and equestrians in accord with Detail4 (Attachment 11)
from the City's Recreational Trails Master Plan. A creek crossing trail will also not be
constructed to connect with the Mabury trail. The applicant states that although the project does
not provide all trails in compliance with the General Plan on the project property, the project
does not prevent future building of the additional General Plan identified trails.
The ramifications of the applicant not providing, expanding or meeting the City's Recreational
Trails Master Plan dimensions is that, in order to fulfill the General Plan identified trail linkages
in the future, the City or another agency would have to purchase the trail land, install and
maintain the trails. Staff believes that the Mabury-adjacent trail should be upgraded to a dual
trail system as identified in the General Plan because it is wider, supports more users and has
additional landscaping, all of which provide for a more desirable design.
• Unsecured Trail Connections - There is no assurance of future trail connection to Cannon Street
or to Santiago Oaks Park. The applicant is offering the "potential" for connections. What this
leaves the City with until such time that other connections are made is access to and from the
site via the easterly Santiago Canyon Road trail and via a new street crossing at the project
entrance (Nicky Way) that crosses by the Mara Brandman Arena. The FEIR notes that the
applicant has agreed to fund a connection to Cannon Street. Staff recommends a condition that
would require funding for the Cannon Street connection to be provided based on a cost analysis
Planning Commission Staff Report
January 13, 2014
Page 35
approved by the City prior to the issuance of 50% of Certificates of Occupancy of either
Planning Area C or D, whichever occurs first.
• Trail Construction Timing- PDF REC-6 provides trail construction timing as follows:
Santiago Creek and Santiago Canyon Road Trails — Temporary trails would be constructed at
issuance of 50% of Certificates of Occupancy of either Planning Area C or D, whichever occurs
first. The ultimate (permanent) multi-purpose recreational trails would be constructed at
issuance of 50% of Certificates of Occupancy of the adjacent land use as development occurs
(e.g., ultimate multi-purpose recreational trails adjacent to Planning Area D would be built as
development occurs in this area). The ultimate (permanent) Planning Area B adjacent trail
segment would be constructed prior to development on Planning Area B.
Central Connecting Trail (Located in the Linear Open Space) - This ultimate (permanent) trail
would be constructed at issuance of 50% of Certificates of Occupancy of Planning Area D.
The proposed trail timing is not as early as staff would like. Staff would rather see all of the
ultimate trails for the whole of the site constructed at a much earlier point in development such
as prior to the issuance of any building permit or prior to the issuance of a fifth building permit.
Under the applicant proposed timing, the uncertainty of development in Planning Area B could
lead to a temporary trail being the only trail realized for the Planning Area B-adjacent trail
segments.
Issue 12 —Applicant Offerin�s Versus Parkland Dedication Fees:
Park Qualification - The applicant seeks to provide a privately owned but publicly available linear
open space area with a trail running through it over a drainage easement. This feature is located
central to the project at the terminus of the main entry to Planning Areas C and D. The DEIR and
Specific Plan refer to this area as a "Linear Park" but staff refers to it as Linear Open Space. The
function of the area is at issue and merits a Planning Commission recommendation as to if the linear
open space meets the criteria for a public park. The recommendation of the Planning Commission
will assist the City Council in their decision as to the definition of this area, as defined by the
Orange Municipal Code. The applicant is seeking, in addition to other project recreation amenities,
to receive park credit from the City for the Linear Open Space. Beginning on page 5.15-20 of the
DEIR, is staff's reasoning disagreeing with the applicant that the Linear Open Space should be
considered a public park. The trail proposed within the open space area is one "Recreational
Facility" but at least one other facility is needed in order for the "Park" definition of the code to be
met. Furthermore, the site does not include any public parking lot or. restroom facilities in
association with it, which is a component that most City public parks have. Even if the area offered
by the project applicant had multiple "Recreational Facilities" on it to meet the code definition of a
"Park", it still would not qualify for the "Minimum Park Standard" code definition needed to
qualify for parkland dedication (Attachment 13).
Applicant Offerings - The applicant does not seek to provide a traditional park with facilities or pay
in lieu fees which the City would use to acquire, build and/or improve a park(s) and obtain credit
towards the City's population to park ratio. The applicant is proposing:
Planning Commission Staff Report
January 13, 2014
Page 3 6
o public trails over all planning areas
o a publically available linear area with a trail through it with no public parking lot to support its
public use (Planning Area D)
o the opportunity for a private pay-for-use recreational facility/facilities in Planning Area B
o an expanse of open space (Planning Area A)
o amenities within their private residential community.
None of the applicant's offerings may be considered public parks by City code definitions and park
precedent. Trails and open space are not like park facilities in a traditional sense that appeals to and
is used more by the greater population.
Based on the Orange Municipal Code, parkland dedication should occur with a physical park and/or
in lieu fees as opposed to just providing trails and offering open space land. Doing so would offset
the fair share park needs of the project.
Since the City Council will make the ultimate decision, the DEIR provides the City and developer
positions for providing parkland. The DEIR states that the applicant has the option to just provide
open space land, trails, and private recreational opportunities or, if determined by the Council, may
be required to provide parkland andlor in-lieu fees or, may provide any combination of offerings
and fees. Staff does not believe that any of the applicant's alternative amenity offerings meet the
code requirements for public parkland dedication and believe the applicant is obligated to provide
parkland and/or in lieu fees. The menu format of the DEIR gives the applicant a code-based back
up contingency if the Council agrees with staff that park land or fees is mandatory and may not
substitute for developer based amenities.
Issue 13 —General Plan Land Use Designation Amendment:
The Open Space Park (OS-P) designation may not be appropriate based on the proposed Planning
Area B uses. The proposed uses are more like a private commercial recreational designation in
function rather than open space. Although a public trail will cross the property, the facilities
provided on the property will not be developed as and may not function like a public park. They
will be private pay-for-use facilities open to the paying public with private ownership reserving the
right to refuse service in accordance with law. However, the General Plan's OS-P corresponding
Recreational Open Space (R-O) Zoning designation allows private parks with a Conditional Use
Permit and the other uses listed in the Specific Plan correlate well to the uses listed in the zoning
code under the Recreational Open Space designation. Therefore, the proposed OS-P Land Use
designation may be the best fit from available land use designations even though the proposed use
has no public park or open space functions.
The proposed General Plan Amendment of the Open Space Park designation would make it such
that private park facilities could qualify for inclusion in meeting park facility requirements if a
private entity were ever to enter into a public/private facility relationship. However, the applicant is
not proposing to provide public cooperative facilities at this time. Allowing private park facilities
Planning Commission Staff Report
January 13, 2014
Page 37
would not assist the developer with the City's obligation to provide public park facilities nor could
the City include private park facilities as counting toward fulfilling public park goals.
Issue 14 - Private Recreational Amenities:
The Specific Plan states in several locations that the project "allows" for the development of
recreational facilities. Examples of where this language can be found are in Specific Plan Sections
1.6 "Design Intent", 1.7 "Project Goals" and 1.9 "Project Summary". The statements of"promote"
and "encourage" are prevalent throughout the document. The Planning Area B "Project
Description" in Specific Plan Section 1.9 does make a statement with regard to Area B that states
that recreational uses "shall be developed." However, the Specific Plan predominantly states that
opportunities will be provided, not that they will be constructed. The Specific Plan does not
provide for any concrete guarantees of uses, specifically the recreational amenities, but instead cites
a list of permitted uses in a menu format. The ultimate owner of Planning Area B could choose to
build one of the listed uses, do nothing, or receive approval of a change to the Specific Plan with
proper environmental processing to build something else. The only certainty for Planning Area B
would be the temporary Santiago Creek and Santiago Canyon Road Trails installed pursuant to trail
construction timing.
Issue 15 - Creek Restoration:
Specific Plan Section 3.2.2 indicates that "the proposed project does not provide for the restoration
of Santiago Creek." To staff's knowledge, there are no requirements for the current or future
property owner of Planning Area A to modify, re-vegetate or restore the creek or any other adjacent
habitat, except where the DEIR describes that a small area will be disturbed and mitigated to
accommodate project drainage. If the project were to be approved, staff and the Design Review
Committee (Issue 29, Landscape Errata) recommend that creek restoration should be a contingency
of approval or a concession the Developer consents to in a Development Agreement, if one is
adopted.
Issue 16—Buried Rip Rap On Coun. Propert�
In the FEIR, Comment 3.12 from the Orange County Flood Control District notes that buried rip rap
for the project encroaches onto the District's right-of-way. The District states that "any
iinprovement should be within the proponent's property." The EIR and the project rely on the
buried rip rap. Should the rip rap not be able to be located on the District's property, it would either
need to be removed or relocated. The result of change may necessitate changes to the
environmental analysis and project layout. Such change could necessitate re-analysis of project
geology, hydrology, biology, evacuation planning, emergency access, trail consistency and project
description in the EIR. Such changes could merit recirculation of the EIR for the modifications.
Furthermore, changes could cause tract map configurations resulting in fewer or modified lots, a
revised fuel modification zone and relocation of the creek trail.
Design
Planning Commission Staff Report
January 13, 2014
Page 38
Issue 17 - Architecture:
After two meetings and applicant agreed upon revisions to the Specific Plan, the Design Review
Committee (DRC) recommended that the Design Criteria.and Development Standards of the
Specific Plan and the tract map would be adequate to guide architectural development in the project
area (See Attachment 6).
Seven different architectural styles are proposed for the project area as identified in Section VI. of
the staff report project description and as identified in Section 4.3 (page 4-12) of the Specific Plan.
The variety of architectural styles and variations permitted on the themes of each style lend the
ability of future site specific proposals to consist of numerous themes and combinations. The
Design Review Committee found that the variety of architectural styles and associated
interpretations would be managed for compatibility internally and with surrounding neighborhoods
by subsequent required review by the Design Review Committee for specific developments that
would occur within the project area. Those subsequent development proposals would be
accompanied by detailed architectural plans.
The DRC recommended architectural changes have been made in the Specific Plan by the applicant.
They are as follows:
• The two-story age-qualified assisted living as illustrated on Figure 3.3 of the Specific Plan
should be modulated to provide more animation in both the horizontal and vertical dimensions
(Specific Plan Errata No.l - Exhibit E).
• The neighborhood enclaves as shown on Attachment No. 7 to the DRC Staff Report which
shows a collection of different styles and that the Early 20th Century Spanish Revival and
California Contemporary styles are recommended for approval (Specific Plan Errata No.6 -
Exhibit E).
• The enclave arrangement should be changed to provide consistency on both sides of the streets
as they pass through the neighborhood (Specific Plan Errata No.S - Exhibit E).
• The requirement shown on Page 4-30 of the Specific Plan requiring at least two primary
building materials on building wall planes is too restrictive for some of the architectural styles
and should be eliminated (Specific Plan Errata No.7 - Exhibit E).
• The requirement shown on Page 4-30 of the Specific Plan showing minimum eave and rake
overhangs is too restrictive for certain styles and should be either eliminated or specified
individually for each style (Specific Plan Errata No.8 - Exhibit E).
• The requirement shown on Page 4-34 of the Specific Plan requiring that the detached garages, if
provided, shall have similar roof treatment as the building they serve is too restrictive in that it
might prevent flat roof garages with parapets which could be appropriate in certain situations
(Specific Plan Errata No.9 - Exhibit E).
• That wording shall be added to the Specific Plan to encourage the ganging up of plumbing vents
to reduce the number of roof penetrations where possible (Specific Plan Errata No.10 - Exhibit
E).
• That the door and window trim details shall be consistent on all elevations of a given structure
(Specific Plan Errata No.13 - Exhibit E).
Planning Commission Staff Report
January 13, 2014
Page 39
• That the window offsets between neighboring residential units should be required where
separated by narrow setbacks (Specific Plan Errata No.14 - Exhibit E).
• That the applicant shall re-study and re-work the area of the Tract Map shown in Enclave A of
Planning Area D where the access easements are used to reach homes.—The applicant states that
they agree to re-study the Tentative Tract Map to reconfigure Planning Area D, Enclave A but
no revisions have been proposed to date. The DRC recommended condition would become a
final condition if approved by the City Council and a sub-level application for development in
Planning Area D would need to comply.
• That plans to be submitted for further review by the DRC shall include a comprehensive fence
and wall program to ensure compatibility throughout the project (Specific Plan Errata No.15 -
Exhibit E).
• That the architectural styles shown in the previous submittal should have removed from them
the Craftsman and Andalusian treatments. The additional treatments of California
Contemporary and Early 20th Century Spanish Revival are be recommended for approval
(Specific Plan Errata No.17 - Exhibit E).
• That dual-use driveways for two units shall be encouraged where possible (Specific Plan Errata
No.l l - Exhibit E).
• That the architectural treatment of the non-single family detached residential, recreational, and
the age-qualified housing shall be of a compatible form along Santiago Canyon Road with the
residential (Specific Plan Errata No.23 - Exhibit E). The applicant added language to the
Specific Plan remarking that "it is suggested" that the architectural styles be compatible with
one another. The applicant has noted their intent to make sure compatibility will occur. Rather
than make an additional change to the Specific Plan at this time, staff is recommending a
condition to remove the suggestion and make it mandatory for styles to be compatible.
Issue 18 - Landscaping:
Although a wide array of landscape material possibilities and planting standards are proposed, no
specific landscape plan is proposed at this time. The plant pallet and landscape standards for the
project are discussed in Section VII of the project description in this staff report with references to
the locations of landscaping related text in the Specific Plan. The Design Review Committee found
that, with the applicant agreed upon changes to the landscaping, the landscape pallet, landscape
theme and planting standards for the proposed project would be compatible internally and within
the area context and would be applied to future specific development proposals that would occur
within the project area. Those subsequent development proposals would be accompanied by
detailed landscape plans.
The DRC recommended landscape changes have been made in the Specific Plan by the applicant.
They are as follows:
• The shrub/tree category should be added to the plant palette (Specific Plan Errata No.20 -
Exhibit E).
• Page 4-106 should be revised to state "avoid tree species which have vigorous linear
migrating root systems" (Specific Plan Errata No.21 - Exhibit E).
Planning Commission Staff Report
January 13, 2014
Page 40
• A statement for slope planting should be added to the effect that the minimum tree density is
two trees per thousand square feet and that the applicant may want to increase the tree count
to save water(Specific Plan Errata No.22 - Exhibit E).
• DRC Suggestion: Efforts should be made to ensure that Planning Area A is provided with
more natural vegetation which would require the removal of non-native planting and the
addition of appropriate native species (Specific Plan Errata No.19 - Exhibit E). The Errata
provides a revised palette only. Staff is not certain if the DRC recommendation originated
from a desire for a revised plant pallet or that the recommendation sought to have a
remediated creek. In any event, the project currently does not provide for assurance that
more natural vegetation would be installed and removal of non-native plants would occur.
Issue 19—Desi�biective:
Under the "Purpose and Intent" of the design review process as specified in Orange Municipal Code
Section 17.10.070A, "The City's design objective is to enhance the community character and
identity of the City by promoting diversity, creativity and cohesiveness in the development of
property, building structures, site relationships and landscape through quality design." The DRC
opined on all the topical areas except site relationships as "site relationships" were not under the
purview of the DRC. The DRC was tasked with reviewing the appropriateness of the individual
developments, not their effect on surrounding properties. A summary of the DRC conclusions for
applicable topical areas of their purview is provided below. The issue of the project's site
relationship is discussed in regards to the relation to the overall community.
(1) Diversity: The DRC opined that the diversity far the project is achieved in that a variety of
architectural styles, massing and density is proposed amongst an array of amenities and
landscaping options. The DRC looked only at diversity in relation to the project area. The
Planning Commission should opine on the diversity in relation to the surrounding community.
(2) Creativity and Cohesiveness in the Development of Property: The DRC opined that creativity
of development of the property is achieved in that a variety of architectural styles, massing and
density is proposed amongst an array of amenities and landscaping options.
(3) Building Structures: Absent any actual building structures to review at this time and apart from
the massing and scale discussed in the prior issue items, the Planning Commission will need to
determine if the Design Criteria and Development Standards of the Specific Plan will be an
adequate framework for future specific development proposals. The DRC opined that, with their
recommendations implemented into the Specific Plan, future structures on-site would have
proper guidance for sub-level development proposals.
(4) Site Relationships: Site relationship of the project to the community was not an issue under the
DRC purview. In light of the discussions in the Project Background section of the staff report
and issue items listed below, the Planning Commission should determine if the project is
designed with a proper site relation.ship to surrounding communities:
Planning Commission Staff Report
January 13, 2014
Page 41
• Project Background, Greenbelt Plans (page 8)
• Issue 1, Significant and Unavoidable Aesthetic Impacts (Long-Term Aesthetic Visual
Impacts)
• Issue 2, Proposed General Plan Amendments and Zone Change
• Issue 4, Context
• Issue 5, Density
• Issue 6, Massing
(5) Landscape Through Quality Design: This issue is addressed in Issue 18 above.
Parking and Circulation
Issue 20 - Street Standards:
As shown in the Public Works Department memo (Attachment 7) streets with sidewalks on one side
of the street may occur if 1) there are no driveways on the side of the street without sidewalks and
2) a Pedestrian Circulation Plan is approved. Early in the project processing, the applicant proposed
a street section with sidewalks on only one side of the street. The Public Works Department
maintained that per City Standard No. 108, 6-foot sidewalks are required when driveway access to
residential garages occurs along a street frontage. The applicant therefore, revised their street
segments to include sidewalks on both sides where driveway accesses are proposed. Then the
Design Review Committee opined that sidewalks on only one side of the street would be a
preferable design. The applicant concurred and provided revised street sections as shown in
Specific Plan Figure 3.5. As a contingency of the DRC recommendation to accommodate
sidewalks on only one side of the street, the DRC requested an additional six-foot setback for
properties on the sides of the streets with no sidewalk. The DRC objective was to keep the street
scene symmetrical with equal distance between the curbs and homes on each side of the street. As a
concession for the six foot additional front yard setback that would occur for homes on lots with no
adjacent sidewalk, the DRC allowed the homes on those lots to have a reduced rear yard setback of
five feet. The applicant does not agree to the reduced five foot rear yard setback because they do not
agree to an additional six foot front yard setback. The DRC comments and applicant response are
as follows:
DRC Recommended Change Applicant Change to the Specific Specific Plan
Plan Errata No.
(Exhibit E)
That there are situations on the site Street sections Planning Area D- 4' 24 and 25
where the use of sidewalks on only sidewalk one side with landscape
one side of the street would be both sides-this has been revised in
preferable to having sidewalks on the document .
both sides and that the City's Public
Works Department should be The applicant proposal does not
encouraged to find a means to comply with City Standard Plan No.
accommodate this design. It is the 108 as discussed in the project
Planning Commission Staff Report
January 13, 2014
Page 42
preference of the DRC that there description.
should be landscaping between the
curb and the sidewalk at least 6-feet Shifting buildings back 6 additional
wide and that the sidewalks could be feet on the street side without
reduced to a 4-foot width in these sidewalk is a suggested revision that
situations. With this change, the new the applicant does not accept.
Page 3-23 provided as Attachment
No. 12 is preferable to the original in
the Specific Plan but that a Pedestrian
Circulation Plan must be provided in
order to justify the use of sidewalks
on one side prior to review by the
Planning Commission. In addition,
the setback on the non-sidewalk side
of the street shall be increased by 6-
feet.
To shift the buildable/building area Because the applicant is not None
back 5-feet and reduce the rear-yard amenable to shifting buildings back
setback by 5-feet. an additional 5 feet where no
sidewalk would exist (26 foot front
yard setback), no Specific Plan
changes have been provided.
The City's Public Works Department has reviewed the applicant's revised street sections and
provides the following response:
• Typical Section T-T: sidewalk needs to be 5' and street width needs to be 30' (12' lane with
no parking and 11' lane with parking).
• Typical Section E-E: 6' sidewalk is required
• Typical Section H-H: 6' sidewalk should be located on the left side of the typical section as
the homes are located on that side.
• Typical Section F-F and Section I-I: 6' sidewalk is required if driveway access to garages is
needed.
• Section S-S: 30' street width is required with 12' lane (no parking) and 11' lane with
parking.
• It's not clear if rolled curb is proposed for this project. Rolled curb should not be used for
this project.
• Per City Standard No. 108, 6' sidewalk is required when driveway access to residential
garages occur along a street frontage
All other streets and sections within the project would comply with City Standard Plans.
Planning Commission Staff Report
January 13, 2014
Page 43
Issue 21 - Parkin� Code Deviations;
On-street parking is being used as required parking (Specific Plan page 6-7, Footnote 3.) This
clause essentially applies to guest parking and may be requested under the Specific Plan because the
project proposes private streets. However, for any other non-Specific Plan project in the City
whereby a project has a public street(s), street parking serves to general public and may not be
reserved for private use. Hence, for most projects, the City's guest parking requirements must be
provided on-site and the public, including project residents, can also use street parking. In the case
of the project, a private gated community is proposed and street parking would be for residents and
their guests.
Area C development requires fewer parking spaces because it is restricted to seniors that do not
have average household sizes and not as many occupants may drive. It may be prudent to be
mindful of market trends for future potential parking needs. Based on future demographics,
property holding groups may seek to convert the senior component of the project into an
unrestricted residential development and parking needs could change. Such a change would merit
an analysis of traffic impacts and the proper entitlements would need to be sought.
Code-absent parking standards are being proposed for some uses. Staff supports the standards
being used because they are backed by current Institute of Traffic Engineers Parking Generation
Rates. Uses with proposed rates that are absent in the code are:
• Multi-Purpose Community Facility— 1 space per 300 square feet of gross recreation area
• Parks and Athletic Fields— 15 spaces per field
• Active Instructional Group Uses—4 spaces per 10 students plus one space per instructor
Issue 22 - Timing for Right-of-Way Dedication:
The project proposes a 10-foot wide right-of-way dedication along Santiago Canyon Road for future
widening prior to final subdivision tract map approval. However, should only the final parcel map
be pursued and the final subdivision tract map never occur, the City might have difficulty obtaining
the required dedication from each individual Planning Area owner, assuming the Planning Areas
might be sold separately. Also, obtaining the right-of-way could be disjointed because the entire
site is not likely to be developed at once. The City needs to be able to obtain the whole of the
dedication in fee title prior to sale of individual Planning Areas. Staff has included a project
condition requiring the dedication of 10 feet of Santiago Canyon Road right-of-way concurrent with
the first map to be finaled.
ADVISORY BOARD RECOMMENDATION
Staff Review Committee:
Planning Commission Staff Report
January 13, 2014
Page 44
The Staff Review Committee reviewed the project on multiple dates over the past 5 years and
ultimately recommended that the DEIR Notice of Availability be released and that the project
proceed to the City's recommending bodies and the City Council.
Design Review Committee:
The Design Review Committee reviewed the subject proposal at their August 7 and October 21,
2013 meetings, and recommended by a vote of 4 to 1 that the Specific Plan would be adequate to
guide project development as it pertains to their design review purview(Attachment 6).
ATTACHMENTS/EXHIBITS
Attachments to Report:
1. Vicinity Map
2. DRC Staff Report Dated August 7, 2013
3. DRC Meeting Minutes Dated August 7, 2013
4. DRC Staff Report Dated October 2, 2013
5. DRC Memo Dated October 2, 2013
6. DRC Meeting Minutes Dated October 2, 2013
7. Department of Public Works Memo Dated September 3, 2013
8. Department of Public Works Street Standard No. 108
9. Detail5 of the City's Recreational Trails Master Plan Standards
10. General Plan Figure CM-3 Plan for Recreational Trails and Bikeways
11. Detail4 of the City's Recreational Trails Master Plan Standards
12. Specific Plan Local Streets, Private Drives and Alley Cross Sections
13. Minimum Park Standard Definition
Exhibits provided to the Planning Commission:
A. Draft Environmental Impact Report No. 1818-09
B. Technical Appendices to Draft Environmental Impact Report No. 1818-09 (included as data
disks on rear cover)
C. Final Environmental Impact Report No. 1818-09 (Response to Comments, Errata to Draft EIR,
and Mitigation Monitoring and Reporting Program)
D. Specific Plan
E. Specific Plan Errata
F. Tentative Tract Map
G. Tentative Parcel Map
cc: Bret B. Bernard, AICP
Director of Planning and Development
Planning Commission Staff Report
January 13, 2014
Page 45
JMI Properties/Santiago Partners, LLC
888 South Disneyland Drive, Suite 101
Anaheim, CA. 92802
Megan Penn
KTGY Group, Inc.
17922 Fitch
Irvine, CA 92614
Jakki Toiilcovich
Vista Community Planners
1278 Glenneyre Street, Suite 110
Laguna Beach, CA 92651
Planning Commission January 13, 2014 I
3. NEW HEARING:
3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW(MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
The applicant proposes to change the General Plan and Zoning Designations for
the 110 acre site and create a Specific Plan that would allow: a maximum of 130
single family homes; a maximum of 265 senior (age-restricted) housing units that
could include up to a three story building; pay-for-use private recreational facilities
which could include up to an 81,000 square foot building; and, open space areas
north of and including Santiago Creek. Publicly available trails, publicly available
open space and private streets are also proposed as part of the project.
LOCATION: 6118 East Santiago Canyon Road
NOTE: The project is subject to environmental review per the
provisions of the California Environmental Quality Act
(CEQA). A Notice of Preparation (NOP) and Public
Scoping Meeting Notice regarding the project were
distributed to the public and public agencies via required
noticing procedures. The NOP disclosed that the City
intends to prepare an EIR for the project pursuant to CEQA
and the CEQA Guidelines. The public and agency
comment period ran from May 14, 2009 to June 12, 2009.
A scoping meeting was held on May 14, 2009. As a result
of the comments and concerns collected at the May 14,
2009 scoping session and during the public comment
period, the applicant revised the project and a new NOP
and Public Scoping Meeting Notice were distributed to the
public and public agencies via required noticing
procedures. The public and agency co�nment period ran
from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 2011. Comments received at
both scoping sessions and during the public and agency
comment period are contained in Appendix A of the DEIR.
ATTACHMENT NO. 18
3 PC MTG.MINUTES DATED
1/13/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
Planning Commission January 13, 2014 I
RECOMMENDED ACTION:
Staff is seeking a Planning Commission recommendation
to the City Council on the project so that staff may return
with one or more resolutions for the Commission's
consideration. Staff is requesting that the Planning
Commission provide Staff with guidance regarding the
project findings outlined in this staff report to accompany
the Commission's direction to staff. The number of
resolutions that Staff will return will depend on the
Commission's recommendation for each of the project
components.
Commissioner Cathcart recused himself because he lives within 500' of the
project site.
Chair Steiner recused himself from the dais due to a conflict with his
employment.
4. ADJOURNMENT:
The meeting ended without a vote due to the lack of a quorum. Vice-Chair Buttress
continued the item to the next regularly scheduled ineeting of January 20, 2014.
Meeting adjourned at 7:12 p.m.
4
�F'�RA Planning Commission
G,�.S,`���oMon.i r�!�C'CC'
*: � � ;?, :*
�� � ��y�� . �:= Agenda Item
72•, •�
��'.Ap,; ee O
�b,e,.•'�
L
c�UNTY GP
January 20, 2014
TO: Vice-Chair Buttress and
Members of the Planning Commission
THRU: Leslie Aranda Roseberr
Planning Manager
FROM: -Chad Ortlieb � �
Senior Planner
SUBJECT
PUBLIC HEARING:
GENERAL PLAN AMENDMENT (GPA 2009-002 - INCLUDES AMENDMENTS TO THE
EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09),
SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE
TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN
REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO
SUMMARY
The Rio Santiago Project was continued from the January 13, 2014 Special Planning Commission
meeting due to the lack of a quorum. The staff report and attaclunents for the January 20, 2014
meeting are the same as given to the Planning Commission for the January 13, 2014 meeting.
ATTACHMENT NO. 19
PC STAFF REPORT DATED
1/20/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
� J -�� �:
Planning Commission r`� `` � '�� � January 20, 2014
3. NEW HEARING:
3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
The applicant proposes to change the General Plan and Zoning Designations for
the 110 acre site and create a Specific Plan that would allow: a maximum of 130
single family homes; a maximum of 265 senior (age-restricted) housing units that
could include up to a three story building; pay-for-use private recreational facilities
which could include up to an 81,000 square foot building; and, open space areas
north of and including Santiago Creek. Publicly available trails, publicly available
open space and private streets are also proposed as part of the project.
LOCATION: 6118 East Santiago Canyon Road
NOTE: The project is subject to environmental review per the
provisions of the California Environmental Quality Act
(CEQA). A Notice of Preparation (NOP) and Public
Scoping Meeting Notice regarding the project were
distributed to the public and public agencies via required
noticing procedures. The NOP disclosed that the City
intends to prepare an EIR for the project pursuant to CEQA
and the CEQA Guidelines. The public and agency
comment period ran from May 14, 2009 to June 12, 2009.
A scoping meeting was held on May 14, 2009. As a result
of the comments and concerns collected at the May 14,
2009 scoping session and during the public comment
period, the applicant revised the project and a new NOP
and Public Scoping Meeting Notice were distributed to the
public and public agencies via required noticing
procedures. The public and agency comment period ran
from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 2011. Comments received at
both scoping sessions and during the public and agency
comment period are contained in Appendix A of the DEIR.
ATTACHMENT NO. 20
PC MTG.MINUTES DATED
1/20/14
3 RIO SANTIAGO
MAY 13,2014 CC MTG.
Plannmg Commission January 20, 2014
i�
RECOMMENDED ACTION:
Staff is seeking a Planning Commission recommendation
to the City Council on the project so that staff may return
with one or more resolutions for the Commission's
consideration. Staff is requesting that the Planning
Commission provide Staff with guidance regarding the
project findings outlined in this staff report to accompany
the Commission's direction to staff. The number of
resolutions that Staff will return will depend on the
Commission's recommendation for each of the project
components.
Discussion:
Senior Planner Chad Ortlieb presented a project overview consistent with the staff report.
Ken Ryan, KTGY, representing JMI Properties presented a PowerPoint explaining the
applicant's vision including project description, public benefits, project site overview,
historical uses, current uses, extensive community outreach, design principles and
viability of the Rio Santiago project.
Vice-Chair Buttress opened the Public Hearing.
The following people spoke in favor of the project:
• Bob Odle
• John Moore
• Shirley Grindle
• Don Baddorf
� Alice Sorenson
• Nick Terpstra
• Jim Meyer
• Judy Lash
• Ryan Hawkins
• Rob Leiter
• Chris Mormack
• Lynn Canton
• Mike Balsamo
• Connie Bowen
4
Planning Commission January 20, 2014
The following people spoke in opposition to the project:
• Kathy Ashford
• Bob Davis
• Jane Canseco
• Katrina Kirkeby
• Bob Kirkeby
• Michelle Gregory
• Debbie Mongan
• Bob Meyers
• Ann Meyers
• Peter Jacklin
• Tom Davidson
• Theresa Sears
• Sharon Mule
• Ellen Richards
• Vicki Coonradt
• Bonnie Robinson
• Mike Spurgeon
• Scott Bottomley
• Jason Phlaum
• Jason Shoppert
• Julie Hunter
• Laura Thomas
• David Sonneborn
• David Piper
• Jim Cathcart
• Marius Vanderwatt
• Charles Leffler
Vice-Chair Buttress asked for a motion to continue the public hearing to a Special
Meeting on Monday, January 27, 2014. The motion was made by Commissioner Correa.
SECOND: Commissioner Gladson
AYES: Commissioners Buttress, Gladson& Correa
NOES: None
ABSENT: Commissioners Cathcart and Steiner
5
. City of Orange
Community Development Department
Memo
To: Vice-Chair Buttress and Members of the Planning Commission
From: Chad Ortlieb, Senior Planner � . d.
Through: Leslie Aranda Roseberry, Planning Manage
Date: January 23, 2014
Re: Staff Report Clarification for the Rio Santiago Project
At the January 20, 2014 Planning Commission Meeting, a member of the public stated
that the staff report transposes the acreages of the project boundaries within the East
Orange and Orange Park Acres Plans. The commentor is correct. Therefore, the correct
statement is that "the project proposes to change the City's General Plan to remove
portions of the project site from the 1975 East Orange General Plan (approximately 40.3
acres) and Orange Park Acres Plan(approximately 56.45 acres)".
Subsequent to the January 20, 2014 Planning Commission Meeting, a Commissioner
requested that staff contact one of the public speakers who stated that they had
photographs of portions of the site from•the 1920s and 1930s. Staff left a voice mail at
the number provided on the speaker card asking if staff could obtain the photographs.
Staff has not received a return phone call to date.
ATTACHMENT NO. 21
INFORMATION MEMO TO THE
PC DATED 1/23/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
��� Printed on recycled paper 4/O1
G�����:�°���►.�� Planning Commission
*� ��* A enda Item
�: :�� g
��..
�
�����,���
viv�rx
January 27, 2014
TO: Vice-Chair Buttress and
Members of the Planning Commission
THRU: Leslie Aranda Roseberry
Planning Manager
FROM: Chad Ortlieb
Senior Planner
SUBJECT
PUBLIC HEARING:
GENERAL PLAN AMENDMENT (GPA 2009-002 - INCLUDES AMENDMENTS TO THE
EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE CHANGE (ZC 1254-09),
SPECIFIC PLAN (SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101), TENTATIVE
TRACT MAP 17344 (TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN
REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09)—RIO SANTIAGO
SUMMARY
The Rio Santiago Project was continued from the January 20, 2014 Planning Commission meeting
and the January 13, 2014 Special Planning Commission meeting due to the lack of a quorum. The
staff report and attachments for the January 27, 2014 meeting are the same as given to the Planning
Commission for the January 13, 2014 meeting.
ATTACHMENT NO.22
PC STAFF REPORT DATED
1/27/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
Planning Corml7ission � ��* } �"�i�,t����, January 27, 2014 �
�
3
3. CONTINUED HEARING:
3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
This item was continued from the January 13, 2014 Special Session of the
Planning Commission and the regularly scheduled meeting of January 20, 2014.
The applicant proposes to change the General Plan and Zoning Designations for
the 110 acre site and create a Specific Plan that would allow: a inaximum of 130
single family hoines; a inaximum of 265 senior (age-restricted) housing units that
could include up to a three story building; pay-for-use private recreational facilities
which could include up to an 81,000 square foot building; and, open space areas
i7orth of and including Santiago Creek. Publicly available trails, publicly available
open space and private streets are also proposed as part of the project.
LOCATION: 6118 East Santiago Canyon Road
NOTE: The project is subject to environinental review per the
provisions of the California Environrriental Quality Act
(CEQA). A Notice of Preparation (NOP) and PuUlic
Scoping Meeting Notice regarding the project were
distributed to the public and public agencies via required
noticing procedures. The NOP disclosed that the City
intends to prepare an EIR for the project pursuant to
CEQA and the CEQA Guidelines. The public and agency
comment period ran froin May 14, 2009 to June 12, 2009.
A scoping meetin�was held on May 14, 2009. As a result
of the comments and concerns collected at the May 14,
2009 scopii�g session and during the public comment
period, the applicant revised the project and a new NOP
and Public Scopulg Meeting Notice were distributed to the
public and public agencies via required noticing
procedures. The public and agency comment period ran
from April 7, 2011 to May 9, 201 L The second scoping
meeting was held on April 7, 2011. Comments received at
both scoping sessions and during the public and agency
coimnent period are contained in Appendix A of the DEIR.
ATTACHMENT NO. 23
3 PC MTG.MINUTES DATED
1/27/14
RIO SANTIAGO
MAY 13.2014 CC MTG.
Planning Commission January 27, 2014 I
RECOMMENDED ACTION:
Staff is seeking a Planning Commission recommendation
to the City Council on the project so that staff may return
with one or more resolutions for the Commission's
consideration. Staff is requesting that the Planning
Commission provide Staff with guidance regarding the
project findings outlined in this staff report to accompany
the Commission's direction to staff. The number of
resolutions that Staff will return will depend on the
Commission's recommendation for each of the project
components.
Discussion — Vice-Chair Buttress reopened the public hearing for those wanting
to speak in favor or in opposition to the proposed project.
The following people spoke in favor of the project:
• Sue Obermayer
• Keith Heisler
• Bill Reinking
• Rose Ellen Cunningham
• Lois Widly
• Diane Reissmuller
The following people spoke in opposition to the project:
• Christine Rosenow
• Dan Graupensperser
• Mark Sandford
• Mike Forkort
• Don Bradley
• Sierra Scolaro
• Mike Wellboun
• Mike Granek
• Laurie Marine
• Fran Klovstad
• Bill Klovstad
• Frank Lesinsk
• Paul Andrews
• Lance Mora
• Jack Colt
• Ken Kribel
• Kimberly Bottomley
4
Planning Commission January 27, 2014 =
�
�
Vice-Chair Buttress allowed the applicant ten minutes for rebuttal to the public's
comments.
Vice-Chair Buttress officially closed the public hearing.
Vice-Chair Buttress brought the item back to the Commissioners for their questions and
comments.
The Planning Commissioners had concerns and questions regarding:
• The water wells
• Noise from Santiago Canyon Road
• Consistency with the General Plan
• Proposal of open space
• Criteria that constitutes a park
• Whether the park would be gated
• Whether the YMCA has a financial development plan
• Whether the environmental documents represent the City's position
• The size of the pool
• The Center for Autism
• The day care facility
• Was Area D a gated community
• Flood risks and safety issues
• The biological aspect within Plan Area A
Senior Planner Chad Ortlieb responded to the commissioner's concerns.
The applicant, Ken Ryan, responded directly to questions from the commissioners and
answered their questions and concerns.
Maile Tanaka responded to the questions regarding the biological aspect of Planning
Area A.
Vice Chair Buttress advised that the commission will continue this project to Wednesday,
February 19, 2014
MOTION: Commissioner Gladson
SECOND: Commissioner Conea
AYES: Commissioners Buttress, Correa, and Gladson
NOES: None
MOTION CARRIED
5
City of Orange
Community Development Department
Memo
To: Vice-Chair Buttress and Members of the Planning Commission
From: Chad Ortlieb, Senior Plaruier �,p_
Through: Leslie Aranda Roseberry, Planning Manag r
Date: February 7, 2014
Re: Response to Information Requested for the Rio Santiago Project
Subsequent to the January 20, 2014 Plaruzing Commission Meeting, a Commissioner
requested that staff contact one of the public speakers who stated that they had
photographs of portions of the site from the 1920s and 1930s. Staff has since obtained
the requested photographs and they are included as Attachment A to this memo.
Subsequent to the January 27, 2014 Plaruiing Commission Meeting, a Commissioner
requested that staff provide information on the history of the sand and gravel, materials
crushing and backfilling operations on the project property. The request specifically
seeks entitlement history, business license records, and documentation of where
backfilling is occui7ing in relation to locations of historical mining. The request also
seeks clarification on how the General Plans of the Cities of Orange and Villa Park
discuss future widening plans, or lack thereof, for Santiago Canyon Road and Villa Park
Road. A discussion of each component of the request is as follows:
Site Operational History
The aerial photographs of Attachrrient A indicate that mining operations on the site �
existed between 1928 and 1938. The photographs indicate a progression of mining until
1970. The 1992 photograph indicates a wind down of mining activity with remaining
materials cruslung activity occuning at the eastern end of the site.
Entitlement Histoiy
In July 1964, the property was aiulexed into the City via Aiuzexation No. 228.
On March l, 1971, the Planning Coinmission approved Conditional Use Permit 498 for
the�construction of an asphalt batch plant in the Sand and Gravel Extraction District on
the project site (Resolution PG15-71). The resolution notes that at that tiine existin�
ATTACHMENT NO. 24
INFORMATION MEMO TO THE
PC DATED 2/7/14
��pA Printed on rec}�cled paper RIO SANTIAGO 4/O1
MAY 13, 2014 CC MTG.
City of Orange
Community Development Department
uses consisted of "a cement treated base plant, conveyor systems, stock piles and an
orange orchard."
On November 13, 1973, the City Council adopted Ordinance 54-73 establishing "a sand,
gravel, and mineral extraction code." The code at that time was permissive of "the
installation and operation of plants or apparatus for rock crushing and cement treatinent
of base materials...."
On April 22, 1975, the City Council approved Conditional Use Permit 704 and
Environmental Impact Report 208 on Appeal 488-02 from the Planning Commission for
the installation of a ready-mix concrete batch plant on the project site. The resolution
notes that "the present use of the subject property consists of sand and gravel operation
including conveyor systems and stock piles and a small orange orchard."
Sometime between 1970-1976 mining at the site ceased but crushing operations
remained.
On April 25, 1978, the City Council adopted Ordinance 20-78 as an emergency measure
"to require site permits for all permitted uses in the SG (Sand and Gravel) Extraction
District." The code at that time remained permissive of"the installation and operation of
plants or apparatus for rock crushing and cement treatment of base materials...."
On July 11, 1995, the City Council adopted the current Sand and Gravel Code as part of a
comprehensive zoning code update. The current code no longer permits "the installation
and operation of plants or apparatus for rock crushing and cement treatment of base
materials...."
On July 15, 2002, the Community Development Director opined that concrete recycling
and storage is prohibited within the SG zone.
On July 20, 2002, Appeal Application Number 488 was filed appealing the Community
Development Director's decision to the Planning Cormnission.
On September 26, 2002, the Planning Commission uplield the decision of the Community
Development Director for Appeal Application Number 488.
On October 10, 2002, the operator appealed the Planning Commission decision on
Appeal Application Number 488 to the City Council.
On December 10, 2002, the City Council considered Appeal Application Number 488
and determined the asphalt and concrete recycling operation is a legal non-conforming
use thereby upholding the appeal and reversing the decisions of the Community
Development Director and Planning Commission.
���0 Printed on recycled paper 4/01
City of Orange
Community Development Depai-tment
Business License History
Business Name Date Range Activity Licensed
Sully Miller Contracting 12-4-46 to 9-30-97 (closed) Not Specified.
Co./Manufacturing Plant,
Sully Miller Contracting
and Sully Miller
Contracting Co. (#10955,
37512, 84535 and 170760)
Hanson Aggregates, also 10-1-97 to 9-30-13 (closed) "Concrete Products, Except
listed as Livingsten Block & Brick", "Recycle
Graham/Blue Diamond Materials Site", Dump Site
(#91426) for Recylcing Asphalt
Concrete and "Recycling
Asp"
Materials Transport 2-1-10 to 2-7-13 (closed) "Construction Materials
Services/Retail (#133784 Processing and Sales" also
and 156896) "Conduct Activities
Permitted within the Sand
& Gravel District Use
Regulations"
Staff notes on the license
that"The zoning approval is
for backfilling with inert
materials as a permitted
priinary use and for all
structures and mechanical
equipment associated with
the backfilling use. The
structures would be subject
to a building permit and
structures and equipment
use would be an accessory
use. The applicant must
further define the
operational backfilling
plans to the satisfaction of
the City prior to initiatiiig
operations. The existing
backfilling plan is not
acceptable to the City as of
this date."
�Q��4, Printed on recycled paper 4/Ol
City of Orange
Community Development Department
Chandler's Rio Santiago 8-1-13 to present "Inert Debris Fill
LLC (#167273) Operation" Staff notes on
the license that the use is
"Perinitted for backfilling
with inert materials in
association with Grading
Permit 2068 only. Grading
Permit 2047 is expired and
not valid for any worlc
proposed under this
license."
Backfillin�in Relation to Historical Minin�
On March 15, 2011, Grading Pernlit #2047 was issued for a backfilling operation on 47
acres over portions of the site known for the Rio Santiago Specific Plan as Planning
Areas B and C (Attachment B). Grading Permit#2047 was renewed on April 12, 2012.
On November 20, 2012, Grading Permit #2068 was issued for a backfilling operation on
32.5 acres over portions of the site known for the Rio Santiago Specific Plan as Planning
Area D (Attachment C). A second phase is planned for the remaining part of Planning
Area D under a separate grading permit.
The height of backfill authorized in the grading permits are not readily discernible to
Community Development staff however, pursuant to an e-mail by former City Attorney
David DeBerry that was also provided to the Sentry paper and an Orange Park Acres
representative, "The backfill operation can continue until it brings the site to its natural
grade. From the perspective of our Public Works Department, the best landmark for the
natural grade of the property was Santiago Canyon Road. So the backfilling cannot raise
the site above Santiago Canyon Road."
Staff has not received information from the grading permit applicants regarding the
historical locations of mining on the site. However, Figure 5.6-1 (Attachment D) froin
both page 5.6-4 of the DEIR and Figure 8 of the Rio Santiago Geotechnical Investigation
(Appendix G of the DEIR) show that "pond deposits, pond deposits overlying old
alluvium, artificial fill and artificial fill overlying young alluvium" are dominant soil
structures on the site. Therefore, when the aerial photos of Attachment A are combined
with Figure 5.6-1, it is reasonable to conclude that mining activities have dominated
much of the site in the past.
��a Printed on recycled paper 4/O1
City of Orange
Coinmunity Development Department
Santia�o Canyon Road and Villa Park Road
Pages 5.16-2 and 5.16-3 of the DEIR explain the existing and future General Plan widths
for Santiago Canyon Road, Villa Park Road, and Katella Avenue in the City of Villa Park
and the City of Orange. A summary is as follows:
' � � � • � i i ' i i � i i �
Santiago Canyon Road Four-lane divided road with Six-lane divided Major
a painted median Arterial
Villa Park Road Four travel lanes and a No change*
raised median
Katella Avenue Three to four travel lanes Six-lane divided major
and a raised median east of arterial to its city limits �
SR 55
*Per future General Plans, both Santiago Canyon Road and Katella Avenue would
narrow from six lanes to four along Villa Park Road in the City of Villa Park.
�a� Printed on recycled paper 4/O1
� .. . � _ ?�;x �-- �- -.- - - _- - .
- - � �- �-_:. _�=-� � �- .
_ � ��� � �� - -
- . _4 n �+' i . � sS F'��3 ---`� _
.. _ � . �"� _ � :_' .9�sF_�l� _
� '"',�``^-� _� `"`�_ ' �t,�ir,, ,.� �� � - _ ,
� �
.`_` +�s��w = L�. ,__y�� � � .� `
' �c a-�' �-' �„ �� 'F r
.� - _��.'�`_� �3� ���"�����' = 3 f�
� -- - - ����� -�- ti : W
� � -;.- �, ��� y � � �
� �: #:�� s �- ,-
'-c . ces_ . .] .t��A 7.�5 �-._=+ �? �� F-2--�' - .}�
- � �. „S � . ; � 7 r+x-� t}.i _��- -U„� i�
.. � ��� . - �-� � �.._ � r``� � �_;�..� � V �
_ ��� �-�.�''Yi`_'�tY''`..� ��� . � E f
� ` t�-�.._ � _ y � ..£-F? __^ t"� �
C-v� ` L T-F �i�-�.,v�£ � �Y�3�-�.L..
"�� � ,�.�, ,s ,�. �,�" �
�� � �
- � F-� �,��+� �,� ,. Q
a�Y -.�� � �"��t,-�r � ���`�s� .
.� a„`���-�-�Gx-*g_ ��'' � -..
� tP�.��,� ���`-�4"�,
. . .. . . w��„ `�.., ...d.`_ _ _ f� .
� � . _ �� . 6� i �� '
��.�y-a-; - ~
�ti- ` �
.�3. ����' �����'� � .��, { 4'�L ti � I
� �c-y,...� . - �... �''�.�_��rr�.�_-�e �%� - t x ��
$ r = - �- "' r * � �
� . �� t����' y . � � - � .� '`� - �.1
`{'Y`e„ �. 7 �,sc _�x �.. .- � T' � -.� �-�'- �
; l.� =h L � .' $�r'`"L'��R -'"
- _ - r}#c "�' � o,"'g-,�? ;'�r�-.atLy �� � .i ,,.��--�''�� � .:�t
_ , ;„t,�c-`',��`� �¢'`xx ` � :� ��'� �. w r� c.� � �. i
�� -� "'rt� r� S�'' .� h , �' �� '..; w� -. _� ��?. �ni¢ �;`3^ , ���
- - x,: �s �"�a- �:�-� . ��o . -i
� � � ' S-.� � ���` � "�� tF�?,�.� �t�s'� - tf���,�,; -.�..�,,��4 .y ' :
3e 1 ��Y ' +-� _ `e,. R�'' F�,��iy�k'g'�a t T 4-S'+ � � _-j
k42: � h xh�.� .:� .' � . ��,�.�,^-� )�9�.�� - 1
; �.�� ry �3�5� � :. -L � } �y,y `�- � '
. . "�'�'��,rt+�# f% �Y z �� �a.�.`` 4+."�F,}+-�i ;' � -
; �_3" t�°� `.,r� �-;- �
- �sT'd�fr -i,�+.s� ��.� _ l��.. . �7,� ' _*a..`.�..r *'� ,��-�__--��` .
� � .. - . ay '--'c "�r�.+ 5"�y_ .'
.�- �r 5+;: `3- . ..:•+3 � i`' �� s . -
�r S t � �� i+w' .
��Yq--..� � � f �srr�`""a.%3.a,��^i :`�' ;
�}. <r �� .,��' o--a
.� #�;_�#_�u_ ��f`e � . .s` �. � � f�aw"`��"�s.s.� '��.s� - � . -1
. ' ` ���"�H"'Z ��:_ �� v,� ���`3,,.,���a"'y'-",�}�.,.C�,��3� ::'�
� - _� cf'E-'?+.�� 1 ` 5v' ' .Y 5 .f T�x S�+`A�yo^T'f��h .
�".n. ,� � r �� ,c. s ih ".++,.^s.,,�"..�:,��__�"'7 ��E
. ' � ' � >
.
. ' - �- �"4�#ita''��-i t `+-�? '.1
'. .�_ . � . - - "�-�.r�"'"3 3 �
. - -� _ _ 4 �`xa,a Y"'I �F - :
.N.� �% � Y{�-. ' :
� t x �
�-`..l���.c'�., TT ec^�F'; .& '( ?'3-^ � 1
.?� yk _ ' � Y`LC, � J _ .1'LV��L �I
.. �'£', �e �*J.�xF E•.. .r�' L:'�'�����• �2 .�1
_ f fi �`.-� � - -,+.r - j�� . ::j
� � £ r �-� �. `
i ? � t
� �� � �r !- ���r _ �� ��-�. �i
. � �� �-' .x . '�: _ -� s r * ��`i'?- __ ! .j .
� �
��1V}-� � . , � �� ._ T " �T y` Y-i2��iM 4 'I
43� � - ' . . y, � .i�_ .��� � ;, '� z: ,-�
.. ��}y.a � .� � � �' _ � a. .u,�a,��w,t'�' -" yMn�F�$��� _ - �
� �w' �� _:..���+-� � ;t"� �� ��'�"� �
�'� � �� ,a ...,.. � � --��t�ra� ,
_ ��r's �.r._9`•�i ' . . . a;.._..�w�r�--}^�y � � _ � 'y��:� - ���"I
_- ° `�e�..}� , . . - -Y�_�r���_� 4��.,�- sr� �� ��:_ .���I
p�,.-_.s F a_ �� . � -.s a s� � i�:��� �� 'vi," z+4'. � ���.1
*� �sr fr�.`��_ � _ .� �r Y .K',N` ;_"�`�.'��� -�-� ��-�.t "x'� ;�i
� .a�# l�.�'�S . . '
,� �� ��._�� �� I
{�!�� ���� 1��-.'� .� ti �st"��.c�s�-�I 3 ,:`a.
� � . E�� y � r�' r
� � � -. � _ a - �-a,- '�.�.--
� �� ��'- t �,e :,� �. `.��' ""`r' _ � �.e�.��''� '�i.' �%� I
ts K �,�-_, '."� va` �." -, .I
. .- �-�- -k"f°�.- e �.a� ,. �� � � r �� �� s��w���T���i � �'� . '-1
a�a � .-a ,:c �
. �.4' r �t£-u4�. :z�G'-�`� _ { C � .
- -:� wiE : . - . .. . C e� „a.t� s'� .� ;-1
. - t . k��.,.° x��y;�. y.� t..�_ . , _ ..� r ,e�sr 2 y:�-_,4 "���- - .�.I
� +3 L-i . .. S.i "T� _ ' ., � . � - E FY-Y,r .1
aS +i_ �
��� �� � � .. . - � �� _' � L�� �_ �
� }
� e �'� "t'.:��i";�� e ���. i : `°� �ti i-t�.- rL .'�i g . , ._
- :.3� +.� d': t � - ��^y+ c� c�.
+s ,�. LL� a.: � t �'�- r'r t
- I r -k+.',..r� �- ,� :2`,-i .�.S�' �"� ' _� 'z . �(�
�-• _ ,.�,, ' ^� � k � � : 2' � ' �
. ,a: s - � , -
��w � . � �
1' f�`"��x4 .� J F� ���Rs.f' � fS"'�'�r`� .` t a. '_t
� -4 t . -..�' � �-�vS � "
�.,, .:�.�i��� � )� -r �• � S � k .-. 'j
� ,,,9 � � F�i�+�'��+ - � �
*^i �sy
- � � � �� �, -I
� ,�:�y .: ,�',� _ A ��- _>:�, �; F ;�, �
_ - -I
. - .•.+:...``�•�""....�. ���.;,�_+�.'�.:� ;� � �t�� _ "L
- -- _ �_� _� �'�-, -
� - - _ -
. . -- ' R � �
,_
� .
- - ' : - - -_' � �s�z
�, ` :
__ ,_ ... - s
_ � ,� � - � ' '" - : I
� '� - f� , - _ -- '� t i
_ _�,f :_,
� _ ,
�. __ _
_,, ., :,: - . " -
_
_
, � _ .
� .,,, �
_ , _-� > --; - -
• .:• , :.e , � � - , -
. ;
. _ .:. � -. - - - -
. ... _ . _ .. _ _.., s_ _
� ,__ _ -:: - ----- . _.,_:_�. __ �_ . . • � .._ ..
N-19
- i :_ __ _
�� —� �,_ �
_ � �� :�—�s � —
�� .._ � ��`� rs-/ r ."� �+�`-.- �' �'j �.fa�-�A '`i_ 'K ' f
£� '�"-cx�� p�`-` `±�-2s t - �'-�eF a.P�� s- `t'-rF�..-. � ��--.x.-,� _ :< �u^ ?.
_ � � �� .� . _ ���s� �����z� ._'s.r.�'�-,s. _..� t_r".� ..- _
�
- c' _ �- $ _r. � -�` -`y� � .
g v�� � #-a'"�`��`�
�"� } ri..q 'wF� _ _ j Zf `r 3'tr. y _ :q_ .
't ���-. ' �F . _ �.i�y' a-ihv.���� C` .- -�'� - - ..
i'i'.' �K -- ��� '� F` +'���Y�eH. i�= _.. }� --� - �.
� _ . �. _'J.FZT'�'31{},"x�'E _ x-a � '
� } � 'f?.'._ tA� � �. .�� '�� s+,��£GC Z�k� .._ _ _ >p�i�lt?,.'
- ' -��F �`=!f "X x`i -�Y . �Y�
� - +C 1L� �[ t� ��NS. 4 i -_ 1�W
_ - - ' -��'_, �w.ir���'j�; � r � � � � .^R
- .:` '3 �-�,4 .� . F��Y��� �#C�.+.5 p Y �e-S s; � �+��3- ��� . . S
j�� E� T
�- `�3 � � k�s �- . �.a. � 6��_ i' ..,t T,�FR }� �3--_ . .
-� � ,.`��-b�A�3��x� -�.��t. ��,. �r� }P� _�� " �� � �:.
.. � . � ? � � �-�-"�� �,��+ �a.r
-- � -}' Y�' .. y �L f� s T -i � : ���
� _.�u_,Ys� .. n a "p� . . . "
:.�� �','f�, '� .T��� ;�-�>� � .' _ `'rE'c � ���'"��tr��s�-y�YY r�-ji..t� .� - .
. .i "',�s a s'�� s,'�- , y'�� t Y����r_t r��s.-'�,,,t i .
-�-,�"a .'�i �a . $� �`Y-a �,3-i.F`c ,f's a -��t"�'�`,�-�i�-�8"'-� . .
i� `� a` � _i �� _ ;F � ���.''�'�`� ��y§`$i-�F� F�� a�r
� �' � �,.-�� �'d � -a'.r.e.. y��.�f
'J '�?,k . s �_v# ar'�'y�`-• i���+'�„�,s�r { i:.:--_ '�` 1
` �s "§� €�. � - �
.,� `' : -,�._`�'*,� _ ��.. � �s.'[7r_ ��� _' � � is�'�'3� �Fs<ba � .
_ _.tk .. #+, . .a "�,a''�'� z �r -t,, rYa
� � . ���as�, �_�'s�';�1 �.�; ��_'-�`.z� 5���� ,. �`�K`�V�- ��'� � .'�'sr�~t*� . � . . .
t
�.-z�L� ,��`� � '- �:.-� �- �r�s`,j �i r - '+fy �r��'- �'� 3,:Y ra �5 .
+�2� t�yF
. �.. „"�y� .{_ P�����f-+'y-_ � 'Yw �;.. �'t�_..�;����� .- R.. ��� , ,
R
'u��, ,} �t,�}�'c �, �R{y��t� #a"��.[��'�'`>s,� �y_ ��r��3 � - � �
� i�� ±!�}_NqiSa. 'li � - �'i1� .7_�„�.:�r�".1yJ - t� � -��?� 1-`R3t � _ �
z w�
`�,� i '��-.�=R'�=� � i s �.���r� �� ..����F M�F . _ �
�" :a�r '�*'���t : _ �` � � �'X'n�� ��s,�,�.� � . r� .
-,�,, .�r j"� 3 . e�zy �}+' �fF��C1--� s; .. _.�
�> r � .tiy. ��}� . c � �ae� � l-,!� tv, �.Y�
-t• � `{��,.z,a��n� " . �' = .�}"i� �'�� _� a�-.�� '� v �'..u� + . - I �
T�f� �'kA-t'SiF[ �'Ik Ra ���F ..-ic�� ��`���.� 3�-��''� �� ��} �� �
}�� � 9� �`� � � � al tli i �'sHfi-i s�`- -
r�+ }�-t.,�'T�� lbs -'�^ � :°*�.��a��� . �'� �� �.��?�£a�`�'���L �tk�.-w y: , _, •
- '�y- � rE<� �''` � �E� x5.'�`_.^'�,� t_'} -
�Y T �!� 3 �.s�{ �#Y'- �'+ .���'F�3�'r�� C ����`'• - .
. k �'y f':��"' f��� � >f;,�� 2 ��' -_ �' �{��.,j�ws2"y,,�7�� �'r�` ' .
�. � xx �_ +,..i•� �,�,� ,� �"" �
- �-i-� � ttiJ` 4 �7 �.�� l{'£ -� }�F�$1*� �� .
��y �.
�zys� 4��i'3�.Z �.*" y�-:� � Tr� i'�. .Y� +r�tl"4��a.y�.#��i�
! �■ }T�r,. a - - . � -�.: `� Rta �.-"xx�� t 'i+a�t3 .
' - { �--
'�s"i:��lj �t�' v.. .t:� .::� �� ��� � �
'"�-�.� s3,�}�� �i e � �s � �i L� r� s - F�3�"�� i��"*'�3-�
�-�v�� �T' r.��z .-� � . .; t-.;i � � -`���4�1-`),.,"�.t.,+��� .
- �i�.arl� �r t:^"+�.���el �R ��l��_�S .'g5y�-7r"+ . �
- � _ :�. .j�� �'��i���f'. .�� 1���. .._.k�ta'1,� _
� � ._� "�f - "� �� ����.. .. �����y.r.[-�.��+..�`' _
r�y,�. - z � ��r�. ��? 'a y �� -+�r�-'�''g> -
_"k � � _� a�'� - 1 � �a��
� ' � 4 : �¢ � "d �t �f���� S ��g /, . �
��h � ��,� � �y; �':: �i} �e'� • ' a� � -- -_ ;
�! � �.5 �� �f ��S ! �e��h.��i � rL ..� ; '44
='t . i
�;..* - � -�`L:�...+ -' . x v�:�.z...� � .+' �r--- t i,' � ��ir : v � .sti, . . -
, _ ; Y-s . . � s%� -� ,�1 ja-• � 7:�-a�l � s.' �s� � �= '3 � - -I
xr� �£ ��"T_�'1,�. � �€ i j � � � '�` +' � !
�" t �'h '�" C�'- L KF•�S F I,
. s�F _h_ a ��
'j i� 4? . e a :1
- . � _ ,n� _ �^ . '�` .W� `# s7� - �:j� 1
' • _ . ::.t� �' . idt�; Z " r: .-�
� � r
- . � F. i� C - �� - � � :�
�t: '=� !r�. ��� ' ��YS _ �
_ _ ; F, � �. �} }'t`� ' �-���g - � �
3 .r i .� �: :f��tiwY i-j '� �; f ty : �...-��yw ' '
I�� r
', a' �t # i � �fj+�j� �x �� .at - I
��'�- � ��� :-,I
R+ 4 p.
7�.-.r ,.t ` 1 S " � ��)�j���„�� #i _ s�t4 "}'� �- .I
:'�3 , e�r€ �=,�;� - ��� � �
t dj� -,s* 3 � � � #1 s� �nl� � :�-' -..�
� it ,��
} � �
f;_�4 7 �v ._ 7 � .� F. jt���i ����f�{ '� �' - �.' -
...} 'C . �� ��'.}�� - _ -,� � y'.�`�t T�J.�. =A1�T! ` .. w� _ ���
�,I Y_,� �-`t ` -_ - i ..�� {x.-Y c � t �-3 ��I
� rty��s n ��. � � � - a - -fi`Y'� 7� 1 � . �
-,� ..-�o..;-�i ,;s�-;�-'' a,-2'� � _ 'y,�.. a,�.�� -,_ '�'-��.. - _ ,F'�� �w
. VF -� :�Y "'.�,��' ' } ,_ � �- -. �y�p � .
' .�.� E'f � �y� �- . .. �i . ..,� fyyi { F��ir - "I
i "`Frl 4�; . S^�-���'7+� JI'^. .t�2� } h.��l�����Y� ��.
� M � ..,t?�.�e"a���� . � ' .. �'t� ��f.',�f� {' "
� - ; �� ��— _.a , �.j ��.� �:�..y -� {���y�t��� . . M
.
j��R� } Y.�;�+� y I
{�'.` "!.�- �r�'��`' � �." s, �l,��,'� �`��tCJ fb�7�'��K�,;.�i�? _
- s� z:�.� �•�1+��`� w�`y � s'_ ."�G ��.�-t�� " ���������� �c �I
-�, `� �<'�:i� �v.,�--.w � ;�s ,,��2 oy�-L�,��,���� ..M .�,.�.r ;;I� ..
} �� ��',- .f�i" �;� _&���" i�`"f'Y� -`���_ yyy���,�-'' ra�i�-+ ,�+.a,..3•�'S�-'+•�'„��i. --;+3 h, �.� �, .
.1 .� �- '�e�,yt� _' -�'u : �rx' :�A''����.-- 3� ��'�su'►�* �t `..., 1 �1
���-3 "�,t.„� �••a. ;�v. �r.�.°, i-w I� ��4 :� '� wf� `* r `r �
` �9 �=� 't5 a . r� � Y`� '� 1 MtY' " ,�P�+ 1 iF'
� �-��, s��c"���-� `�r����� � �� - ,�Y� � � �-- ���;, - -
_ -�'�����'N�'�i��� �'�Y�i" _ ��f rr° Y� .'�p _,-�'�" ��' _
n.d _ �r���,9"6"�.�nl,:� x� "p' '� k >�-�{����rF���� �'•pr3 -
�� � "k+ �+a. f b � r �
;�-•�.: :-i=,�,-�'m.� '.�.�� { «i�"'`"y�� -"'� �' -�'s.. t�:i'�' ��s.s ': c � � �` - �
�-.: ..� .����y�w���.�,�� = }G � N ��..���� ,� i -� � ..�
F
_ - � s. 4i ..rr �}' _g�. � ,3_- _ -
�+.d - -v5'� i;� �- _
- .-, — ""' ��. - � ' � �`:��t��'� � r,, — ;
J
w'- ' . .. . - .- 9��i's�J _ i L .,., -I �
� r
.. f - � _: ' S'.. _ir .- . . ..�
♦ci ., - _
" ' ' " t.. . _ " ��Y
., .
�..a .:: '. . "�
s
.. : . . -.. , �, .• . ". �
..�-.� .. ' � .� __" _..__' __ " . ` '.'. _ '_ . __ _"' —_' r_` _'_`_". .� .�.' _s� .... ..... . �
N-Zo
.�
�
� '-,rF `� ��`�<�-'�r`'yc�._.-�_.. -� .. " -'_ }.:5'---e -- .�,r-"t'�-:� --s .:- � �e:'e',i�a 4""'�,- .. .
_ ir� `"4-.q.t . �:.,.�s:�.,.e�,ic. -. : � '2-'� -��y'�c`-„ �'^ �st5-: +„�.�c� . ''w""�'r ,�s�s7��,�._„�,� �� , I
`� sa° a z��``�'�`,rS`�a `"'"`�w L '�} �. �.-... t � '�-Lai. ?- '*.' a:.`„ � g y�gy a"' �
..;;�� '4r `�"ai,��w i-4a"�'+y' . �+ I��.� - _'�" " '1�'�.,s�.�..ay}�,'� ����. �:i^L'�3`'1 4
+��,.�.-�,�`T-.a�.--a `"'1"`'�'�+.�'"'��.�s.� f7.. Fv �_.=ay�i*� c+� `�-.-.� r�tih'h�� - ��'.
t�yY?`��+,"'-- '�"'��� F_ g � r, �4'-'`�.,1�� =� �...ej�,,.�y�c�a � _ ''��,c.. ��'—`� - �'�
` 'r'-�"a.�.,��""�.a`_���'��� �, _ G �`�,�. '�`��� a.-����..�;i`t-r�:s�� s.'t, 'i�F.��ra,.a�tzi� _ ��., _ .� i�"�•,,�o^ _i
a�4��r�.x�t,�,�� � � _ �... �,Q�,�,,,,��a.;,s u����t���v3._� .a .,�..a,- 3
...-a '� a�'ti`s-.-' ""^c*.e �=e � 3� "'"" °�'.i.�-a �!tLKe:vEeiy�.+. �'-��'€• - �+-F �
�+"`a..��*-•s���,'�"ti,�c-.�"„""-'.�,�+.""�-�"`...5,"` �'-3�-��'.,t . 1e �r�--q""�"�����> �,,,� i s�,�,��,y���a�,y� � *�-+c:ffi __. S
„s�fi�i�'";`��`�:^�+;-������ �` . ° ���.- .=�.x"_` � �� � .,A ,`!�'"t` L� ;
� ��E.�-;..:..,�•,c,���„� �_. . 3 .�x.��� -�`��' -�..�* W� ����� '�`'��ia� ? .:'sL �.K-' -.
�-"'�.•.o "`.+,:."` �"�"'��""+�.�:-.. �� ':.F "'-+.;w, � s.�'.a 3�1_,,� � �.' ��r+� 11 �
Y,en� -y •uc.""c�`f-�_w�.."'.��T.4i �,� _� '�� ;�s.���r lt�i4�f�'rtY?'as4.f. ;yt �'
`�t"sr���iw�"x+ea.�'L'^i4�. � - ' .�' �.+ �1 ��aT ���e�i"' y� �a . ;�". '9
'�a�a s"�s �+�be���`+"����_��
.�is�c�c—+:a.'�'��� ����r��•�� 93 '+,'� . �_ . � .z,���A st� .ya.�,`L s�`,��.«� �'.,+we�aP . �
'�•�ds'��y` ���`�.�.y ar`}e . '� - e•'f.��9.isT�����'��' ,`T V ' �+F 1d�_ � '
��}S '�t�_� ' .. w � .
4"� ���`--�_'��'�.� �' �' � , a � �
� w�,,,�"�.�....-+�i, , ,r s"tl.�'4 - -- ;�s�i'n `-b. �e � - - - - �.- w;r•._ Vt✓
� �"y �^+'}r� � --.ai `� ��"�� �'' .�� _"��'`� •���v "�.
w-�v�<!'�3F`�.��iy i !i.c.�.� �� *.i: 'Ee �4��4e s a a m��"a . .�. �.t y��.,�,�� ^�"',`^�,
'-i� s"� �q .�ar�.H+
. ���� �� ���( $ �� � ���hp� ��4+n s �aiL� �h �'� ���
�w�'ip. -—���-+{�� .f j �, � ._'' :�qt�'l� A R t t,{ �un4 ����R -sl�i���__��_=
n� `'��,F!^iFE���3,-�w.-�.ii '�� � ', :3 ���`� �K�a a�a�as �� �i � ���'
� `~� "'."�A_'_":"Fr -�`� ��e7 Y� � �a����f .. 84�ia~��i�:y��""�"�� �
�-�s�,�� ( _: � ' _ �� _- - e� _ � , ` �'o,,.t_ a.��+,..�+'
�'�'�'�.-. �'
��� �J � L4 � }. n..Y� '�.C^'}�-i����F"�+�a�i1 � .3� �� w-.w�r�"",�+
�-"'R 5f�-"�. y 7� .r� � _ ����Ts �.� � �
s•�,,,�� .•�: �.r� �x .'. � �'� �i �. �:." ��-� x � �s � �� �"�"'�
� ._ ,-:.��Yi..��� � ,�::� a : '� . 'n8�����_� �� . ����s+ ''�g .
'�.,.•r—ayq t
��"mc�'���. ���T�-=�.__�+ �.r�^����� : .,, . � �' � � . " 'X`�'?°��i t-r � .���� ..�
V'yy,�ce�---.'°w.�c-��+ �a�t . . (.,�:. '��,._ �a . �,'S.'}*>a!�_\ ,•`"�+.c �+.�::��q. �F --
'+�.c�'w"" _ ��•;`�_ � . i ... - ''��4. ..,�� �'.r - ��� � :�
`�'�.��e��?.'.� 3 -k�
��«;�� `*�'.�•sk�`�'�„�.+'# _ � �� „� :syy•s ii,r"'a�' iwl� ��'^ �.w�r'�ia.r� x}'F �
"`�w..��� *r:#��' � �� � f, .v �e.,�;" �' 4.�`'•-' :,....�',�.� � ��+ -�'S.ur+�� -:_�'±
��i- '"`#- `;:A�,�;4 _ 7� '{ `°� 1.,-w, "`—...o.^ 1
�.� {{{� ...w�a.��. 1
_�Y4�'� ��.iG.- ��r.-�A_ -��"i fe � `���� p � ' � �_.�'a�, '�d ;�,�.. �I
��R'• ���-�__ �� ��r...�
�'�yy�_'�se "...�r �-# '�.. .,; �t.� t '� 'i--.a� ' 3�.� ,� �"�
�r�n'��b - /-.e��'�'�`�..._��� ��.: !' . � . ��y ._}1 rt �`-'�""� _ w.�'a`�r - _
� � ' -wr ..� � _- .. 4 - - .�
� �' i: ��` ir „C. ��4'a ���� "�•�.,,�` ...,t
i���- �� �� - {1� � u � �e ^� .,� 4 `t q:F��� t
� `
_ ' �-�;.����a. �+r �-. ��.'�- - � !�y - �-._ � .--1
'w� ..—;;`�.�5,#{'�a - , ��. , :i- --3� ""i. 'q' � _� .',i
`�y ��aa� y r. ° . � 9 - Y !�",.�r��;.� �.'`�= �
� -r`� . �x �'�- . ..n` _s�� i�•. `�� _ .'�o .
.:������.1': ,�._ `�. ,s'r�-+��.����� .�r'i+- a�..61
_ ...,c+�,,,,"`�,������ "''a��;; .� ..,.��a•.`� � •.,,.� � pr__-e6��::.��.� '�_��'�+'� �i
-� ;�> f # �a .��,.i � .�_.,,,,,,� �
_-�"`'w.. � � d � �. �'�'�ir -�._ '
•`„� `,.,�.,--�.-+ + '�`' r --_'8 � - rt..-,_ `�t . �.�.� �� � ,�°'"^ �i
,,.,--� '' ��i�;,� � �. - �,-�"'��� �.,�����������*-�-,.. ,� o' ;
� I�� - ,,,e•r4 , a-1�� F::;�-. . �,�,'' �� . �~5 �� /z' � . :r"�^:: 'v�.i�r'�-"�i.,.�'��+r: - -�a .
�-:.'?�� - � " . . .. '�t�'e' '' .rr �b •
•"r�.�. -.+..e.F .: _p -. ds. �i X���- ; .�R�6y'�'+�a.
��„ . .�_ .�5 a. w � �4 ac- : � .-. �a. ..
��y . � �►w 'iX'
;� ���„ ""rs� _.- '�'� rr _j � y�'�. `�'� , ��`f..�� �•'MC����s�..�'�.�+ �. -
i��w .w++a+_i.+�we� .." '�K. Y� �t��fy 5-� . �ar � � �'_ � R.#�.,�',*�'+�;'3 - ys_� :�+t�� :
� __ �+ i -�r('�v, � _ +r� 4i..M +y e+t� �f` .
"�"s'�s���.�� �.�'� S fi_''�-�7... �y,,��- S@■ �� 99 _ ��� �*�w,,.'��s�y,� .���� '� ,:�
y y��r+�r`�'!�' 1.� � 4 P� � I � �k- �,- # 4`5� ..� _ i.:` :�sIP':�^9 �t' ��
"�'"�� C ' y�a.� �al � s�`"' �! _ _ �� ;;I .
.,���!� . � r._ 5. .- 4 .3c�. o�`°_r�a�• r.,s � w�3 -
� � �q!
� _..r++,+�'�w'�"�..w� ..f � ; _- 3.� `I� � y�: .� L1�: � ti ' _ -'.�
,s�.'� rw4�� ti � ..� i�{.c � 3:y.g '-,'�. -�,v . + '�'` V.�� - ._;�
� - �,+,r�'��.y 1�" - ,i-,- r�i,a� A vT � � :"?" : 6 i �'l� � #`�i;, E�'. ` ..
���� k � �: .;'�,�' t''� � .J...����;a� _ r.�� �
�.-+ _ �', � :: ' 1 ::.� ` _� 5rA' �..�'"�"�".,��'-�'=F`:`' �1
�.yx._'.t ��,.�,w++ a x .� �� ''i.: ' �� ��' � �fr-- _»• :;� s•ra� ���.+r�'^,: x.�t � -;�.�
;��.rw.�n� r• p �.-aR"" � .a=
- inr� �•,�..Tre ' /�$ . � .� �'�i '.^i � ���'� ��...�e.+„ - _�I
��"i�,��if �a.�i! i _ �t-Yi�N��� �+-.i � � �� i� �I
,R�������'�' �� .�1 �r t�i,a.���-.i�s�Y'l _.� . .
� �At_ ��y��'+� �� ` y _ ; �� � a' � .�
�-.+�~���T!' 1 .'. � �} _ l �` 14 '��.. - ���'� �i���.� 4 i ." _ �. ..vi+ �
�, ♦
��.��...,.,,,�.,,,,.�.. _�� 7 '. � �' f • _w. -�.;r:r#-'- .,.� f I
'�„a..,.�,...--��""+'� `i-- 't .� t+i'`�"� T#�.� ,, _--:�.:. _
� '�'.°""''���`�.= A �„'"�s� - �. ���'# _ � 't.c � •"d:l��t�'�y 1.�,_� I
�+"� . � t j �' Yr�+' �, a�i
. y���„n,,,..,..r�Kvo+a�-A;,w`.��� � ��. �- �'+-.. .►� ,�,�.�� s*_� � : - .�
r r�6+':.w�#�'�M.s�cw'�►��- . '#�i�, �r.�,� ���� ��-._ �
� i7��e�M w�'.,�� �.c�� e `��,� �.t f� �. +� '� 1� � �9A_� .
;� ,e,�"'�"'�.a".,.� �--.�'-�- r � � t �� � �� �j.' K �
�=—�-� - i � � -�--" ' � =1
�� ,,� . . _� ��> ,�:d,,-� . � ���� ��� _
_ ,
- �'" �s + _� R; - Iy'=*2:,."..- �
�'? � �.y� � � �� �J�P�.��. � 1 � _
� .. '�"� '- `�+-r�._y - _- � � � .ii
' : ;. s
�� � � � � ���� �� Z�
_. - .. .. _��,"�� i � �_. "_`y'�ia.� .r`:+ -
y.'.��
_ _ .� �- ".++.-.'.'."' -'FF���.� _ _
� : - _ - _ - _ - _ �����" � - � -
„ , 7
._ _ . .v
�.:: .l � :1 �._. _ _::. ...-_ �-•�-�. _ . . - _ - _ �. .
x _. .� - " P t''.� . . . ' _ .'�
� �3 �� � ._.' . . ' ,. _. . � . ' ' _ ..., .�
r,..
. > �,
' '"
,'.'-� .. �a � .:. . �.. . ' . � .. __ - .
-' �
- '� .. '.- '' '. :: . .. ' . a_ . _ '_ . .
� ._ _ . .�... �.�. . , .._. .. :�'' _
r -' - ' _ ' . .. : . i .
� .. � . .
� � f�� _. . :_.- _ ... � _ _ . _ _ __"__ _' '_ . .. � . . . •
� �_�l
�
� , �� - -:
- --_ - . .� �� �s ,
` � L ����';.� -�- �� � � ��� — = :
- � �,�.q .�_ -_���- .� � �, �--t �-
_ . ,�„ - _ � :� �� ��-. � �° i�--- �� ��.a �
��'4�-S� � � ���.' ' �'�_ ��.fcy��� � , � ���g-3� �` � ' �`�.-,e� .
�_'-_}�`�=;-",'tia.-x.,�:�,�.,,� ��� i --:: -_.am.K` _ .�, �` '<�`������.���•`�.� ��,��`"Y7� �g���� �._
� "�-� ':�•"�„�n_. �rs _ �y�� .+r�.` ���.�.-� �-- 's�.-
�c+�Y��`'a�-,.�+�*w�'�e.�-.�l,.��t - �`� - 4 I'-'�a; :� __ _F,.,--� � � �-y�� :
'W-'-T�tv'�.� 'H �� � � ' ��„]c� -� ��- `1 ��� 6 "i �
N.- t�f�-+s_�.�a`rt "'�.e� - ( l � W4.,� � . lt _
�.�ea,,.^'�..,,�"�".'*� - � - _ lz' � �: �- - -` ��r� �t"� y r 1
��r�`���'`_����-k� �-e ��'�+ _ .� ��_•�z_-s3 '�--.��`i.� ,��'� �,�i �
�' � �`5�'a �� y 1A t-.
"�`�����ti'��"��ti=+e.;. .-�'�y � �'' _ ��-.v-�-��,,.�`'��� �.i r�r-4 � ,�"'A�'.2,aer1 �=%
�"+��;�.ry'�*-��'`'�`- � z_ ���� � �'�=i4 �'"; �2�■y
� l -- . ���2 �„ J
�-�i'k' .``. _ � `Y -' ��� p�.,�-e.*..54 "G4�=�i u.s��1� � y��'��'��'y� .� �j ,
3�u�•i� F�.. • . lJ{�4 ' � . � {�7 � "�'��i%•1 �+eTd f -
;S+'aF.�� 3¢�' . -g_'+� �y �.��"��'4 "'� ��g r ��'�=b.�.:��'��Q��'q�YL� ��
�' , �,�rA ' ,�s �t 1�.. _ fyef c ���.i���.. , c?' .f' _"
` �`M} • s t� ��� 3- �.�.g � _�f'�Sb. " -�� !C.� f� 'e� P�
a-.�� - l 's (���i�� � a . "' � �'��s���° i . �T!{y � " � � -i �
}' i �`"''+�"iF� "F���y -
..7` _��� _7 `�a"`� � S {�`ryy� �--'=4 ��{� �t �,_� y`.� �+. -
a �-s'} a '�7yy. {'=����> �..
r ' a � �r
�� _������� ~ � � � a
� ' �`�.`'t���.�i-rFi '"�.- `,�- \ � - �' '''� � � �
<; .� ' �,� � F._l,,F. +rt �Z :�,� � '
..}"~-i �3� �-�-�� a �4�s'zc-��*z� �i+¢���" :
'F�'����U-� ��"3 R�.._ 4 t - � � - n ���"� f�-��� � ��-�YS- { ����tj �
� �� `v�� � � ,:� +�. �p � �'4_ *z' � 1
i yr}hl. . . h y��� �� r � .-� R .. '�'T :Y- ..'t ���� -..
` �Y�a'�``�f,o,5' � ��5�y '� �'� �+"'�`�-+ _ . ��r. ._ �J .. � `f'�j'-"`��`,_�t �yp��� '^'i
_ J � �.q�!"'3e�- S'- ' ' � T�Y � _-'�� -%, ��M����"��'t ky.y�.
�"`���'�"��+i"^.� � R`P � '� 3Y� �,.-Y��1�� � '�:1 �`� � � �Y.�� �e_b.' �
� �'� '. -� -F�.`�i ii� �E�4 � �� i�� ], _
- �:.`�C'��'`'L" ��y�° �:. .� � f+��'i,^�,`^s- -w^�- '}�i. '�i'��: �.,. '� ����'°�'��� � g,r'
•s`��� ��,t �
:�-ae-.� 2�ti"'.,+�`-�' �ri.'�' :: /: � '�`� ��F ,k, ' $r..:t.���F'�
I ,� �„-��.".,��-,-i'�,�„�`�. P , ''1#we'�.��� t ''�` uti +nl.� . r,��a,�� � -
��k � �..."'� '�^c:�" .: 4 .' � ����� � �` w �
-x+_�.-.,��"' - rR.�s. x,,�.,.�a.,�_ j �. ' "� -�., Y_, "'s�� "`�'�i� ` �`�a..�
�� �_'"�,��� -.�,•� y-% ""'�.��C=� h ; 1a'' � ��` a� � r �'�, . �.-'
�'-� 66„ �'+y.z"',.L,�,�� ��c�„i�,�.��,� k � .� ,,,�" ,a. ..,y +-�c �� t-
+..�-�a. �q.;:- F,`y��w, �i�„r .%.,�-1�x�7�- .. �t,�.. ::_ ��:�.� .'� '�pe�. £ r�_>
I.R>>.ti �"'us .'S"�c �`- .. s-.�j x k � - . `:_ _ ,} .-�� _- �--7 �3-}'3�'�:f-
'--�.. �_ , `�, � ,� �
,
'*--"'�v �r � � . � _ E ��,y �"� ,_ t�`aI4, ``�T
I��'�� ,�,- � � , _ ; �"i.c�;;� r .�y'*,� � - •�+ ,f�py,p ',ai4., � _
_ o
I_'"�V��F. iy � �.t . .��� ° �.^ r. '{- . iF'�� Y�a �� ��3� ` ��a�,.i ,.��`?
I��"�`"^�'�a'��''�"+_ ',�„i:. �� ,14�__8,y 1 t5�,� -.q- r i � �y�`d� ������ ����;�� y`�y I
T 9 ,4T '. �.. . - _.¢3�`+��4�-�- ��'.� �
. �t�• �� �; _ ��T y � � it � r��„t
�e f : s.
_ � � � �,- � o s `A
. � � 1 '� _ �_ ':� � �+ ����", � '� ( s - � I
'�r+-S � �'�� F - i�_ �` ..-; ��tiV+r���s a'�l .� :� a ..'S 3 �-q ;yC�. ` r ,_�?
_ � z.ti r �}'" � �w... �: �S1 T rN; .{ �., ,�{�� �
_ .� T'.tE. _ ,� .'� � g '� 5,> � �C�,�r' t: �� �•?+g: sr
.:::� s�::-: ��x� :i-�' �s �� [. �.�.� �'� ��4��� ���a.;; �:3y;��' �F� `k r� � -
�.a��.»-�=�.-�.�'-.�:� �' .y�� 'r��_.�_� � .� r �� ,�:._ .�-�ry �- _ �- _�.�`t.�'�' - �
�a.i+� ... c �` �c'�L �� �� � '\ ��I ��'',� ` ���� �,' . ��
.1i - ��wlGMf Mi: -.��i �. �. � . .� 3 �+�"�. 1�1 * T ' h� �. � .\ �';�
I�i .�.aws��..�R_fa. "^ _„`' at'�� ��J' :.: �(��a4,-�N . 1',N'}Y�+. ;,' � 'r �_tZ'S �.,,� n6.
ts i..ws • ar+a �_ �" ,�'_ � ' .�`� �� �a��_`� EdC��1_�'i � :
�-��.wU s� a... �.� a�� 2��: '� �?I��r!$,'v Y S x � �
t �g�� na5pa �.." �;�1 .
� ' . , •�H .� . ^F'� � �� ..� � .� II�I� :��� •�.� �.��� ,�+y�Z . .
l+rs►+ 4 �•..�!'� . kt�i`� '-. q >a� �' i� � . �i+ +�� t ^ -:I
�....� . L►.. .-. - R4� . � •_ y�"�+'-- •�.�,e � A� i � 2 ��L3 �-�.ti• ..�I
-` . -a+�.+a� .�fi�}+g_�-�`"r' �. ,i�{' �� .,•;���_, � _ ,a k .e� �= �`♦ ���?.`-,r �":�
+w�..�...w,yw��-.w,s���. +. � �. ""�_"-. ��-; • �j'� �
c+.e .�--�++^s'�..,�.�.�:yy�� FY�.�s � �� � �� s � � :` .���* �� *"`'t� ``� �
� �1�4wJ� L:. � � . . �� �� , �F � �} * � �-.�¢ , �
i ��' � s�� �Y� � _ _J %� ; T � � �.s�`1�.
i:. ..�+r►+'�s��i..�.r�� �' �'.; � .�$ :.# -9 � + �4'
s. �`�'� '�` � - _
+ �...�..,� *" ;� .�• �t1 � a• y 6 t ��1 � ' � i y
�',J�R.�4.#F..S \�w:�-�y � �a`_�.'� ���� J ��;�t��,+. e _ y ��} :�,� gii-\`t I
,... r.�. `� �- ��,r 4 � _�. ---- C• ..r� ' T Y ='d
� i'4 . r -f-: -na�=.=�-.�� .3=w� c �
a+.�-++ , i '�`- �
�'������"` :�� - ,s ,�, _� �- b �` a ' ,
- �'�"".�'''" '�.°` ,� 'w�'''�; ' r.� ,...,,�. � 1
.,,.. , *,; �
�,�.��. s�� -� � ��' �_ '�� `� T� �'*� ��� �'- < {+�
;���.:���--.� „�� ��t�, � ��� '�-�.:�� ,�` s�.,,e�,
�a►-1�+.�:.s�'' �f�_- y�,,�. `�,- +i�� y.�� � m+' j`.`� 7 �
.+.�•���`-1�:� ��t;ti„ ,`r - ; � � � �:�v � .�va� �:� E ��-`af- e �` -=b x �,
y�j�'�'�' Z"�'�, -. � �i -_ �S ._y �--�--'."_.1 _. ._ ' ,1�}'ft
-i -- � _ ��`_- �. " �, � , �� � 4'^� - ��- tY�i7�� Y Y
•��, '�� -� ♦ . '"°' -4 �w e
�. } ��..�-�. - -.l� t F? , '�
�._' � - _ i. . ,+� ..6 �� � ���+ H
� � , x -�.w• .�� '„"+,. �":�,��'^�.' "'c.'�°*.."�yu � �` +�f�� Y i �
t 4.?'� :�y . .-. ,,y� J
I - ��� � � 1 . ��.� i ���' �- .->.
. . g�
'.. � z_.. � � � -_. G: ' � l.: -► � - S _ 1.
?„ ay;.,�. '�' �i....,� , � ' . L: ; i � _,,.'�� : k .
g �� __-"'''- �a:<:`"rt.� .Y � . : -s . f� .. . �i: t -�..-, � �±4��_._�� ��
� - �'j° a,a, ;�F � :1 �� �y ��� � ��
� .` ._�... _-�..... � �- . , '".�.- i a� -�-,'i ks .�' E'S'�',.�.,��. �c
_ - X�P= �' ,�si'.:rY.• � . ,• �'� :��. .. , ��01�` aa �aaw'� -3--x -.
a � . i . �'; .� it� � e . ,j �
' � � c�_ i-.� ��t '�' x:�.�, }��>a � ,,, � ��'s,•�d'j` i� �� 9
M ^ ��,ae"�`rY ` V��-�.-'• 'c�"lity 1^¢"'--= r �. . . _ ��-'`' �- ��.. �J
.�-a„� r 6' +�a . �"` j� ..�r Y'�` 4 i`x`r x� _ �.'x''�c �" . .'�� .- � � �
��"--"�` � �`
�.x �... �'� -� ��r � �_ �`-�.�.� ' " �.�:�, { �` `��2-i� �:.,I
�yr` .3
��Yr p,,.._ _ ,.. .c, .. �:fti�� _ .. 1"'
ar' "^ e ,`y�...�. `� � -�� ti�-� `�' ��� s'� �L'y"'c�� +�.%+V-t`{..�
?.SrY ' �.a;r+ -��-���iS�.y.Y„F�..R��j� � ��' � _ ����a.`" ,.t� `l.}34 `" _1 �'T`i'�}� �
:----- - �_ - _�'�.--— ---._ . _ . �__.._. - � :;�_ �'`� _ .� --�--
N-22 �
.C..z-.k..
44
� — -- ;� :t.;�,�:.a�� . � - ,� �.- _- - - — _-- —_
._ 'z � �� ?�,,. =�,.,., ">..'�-� i��� t� . _ .,.=_- � rti�,. ='�, ..�._ �;. ? .. -.�
�' } ��3 �" �_' ` � - � � } �-- _1
� '._ . .`�r` ,_,, •, � ! ''��? �.. E�i� '� __ "�-st� --i T�,� _r '-� 'ti �--_i-,
� _ d�" . � ,� � - >> 'si-. ��_ >�- -� : <,�.� k -�.- _� �:.�.�;��.�'_�=-�'�` _
� � � � � � � �
� ; �.- - . � � .w �z ^ �-r:� 'b�- F � �`�.-��...,�;� .��.� i
� � ,��,�5��j3 4 � ' �.�) ��; � - � � �� �
_ tia.�S_a_ � _ ��_ � �{` �� .
. �.y �s' `� ' _ �•It"7� lYain�. � (�\
�.' -_ � t: � � _ 5�.�'�c''S.
�'r'+-�. ty�
� - - - -- � _ f�'� �� �` ; 4 �� ,'�-� �}� t3
. ,-� g� � ` t` � �,`��.Y y��,''`•.�,, � �
' �:-.. 7 �-a- � " � � .•`.r`t-�- . "'�,��. ��c � q.
� ,A� '���� - ��.,`-.-`v { - � � _ _ ��
_� �`' �,�- �#�.� y +,���,�
t � i " �r �r�"- � _.�� �� � ."� ti!� �
:�. _ ° '-h- � �`'-A` y-�� .s�� �''t-T'�'._,
�f�s��,`, ��� "' � � =i -� -�`. 'a�c:y,�. � �� .l
� .'� � '�`� �" — _ ' ''�f ' _- "�2. _ _: 5-_"""r'�a�.,..,�� ��` �i'
� .� � _ _� ...-.
' � ''�t`.,-s. _ ..� _ i _ g � l `r�_' ,�s'^,� ��" 't�C ''�'I
,�` A �� '•�. 4 "�-y.� -�� � � �j iL.-
,� PZ y�yy��a� +
�� _ i► ' ..-'? a4 '2 ' S. ye ` .a.1t. .it't � ` _!i. , C��- ''�.��_�-�I
' }~ � ��`�`�` � -�� �� 1 �;�- ` � - _ - I '
� sh�R�+ay Y ..-� �.,��1 � j�y -\ �����5_Z
� _- � y �� "�. :�� -;�, �-: —�s� �� . _ I
_5, � '+a .+y.r\ " � �_ 1.. � '� ! ..y �` SF�'��'�. i--'�, _ ��,�g . _."I .
-_ ' 'isv._� . � �4 :{�A,�` •��� -�Ae*,t��' �F 'r,� -�E. � . -I
�>��y.
, . -' ��� ,� "z6� �. : ,� -. a � r c'-.r��i��� '1
� .. - .. � ,�'�-� . „���" '�' . . ��' r'� . �:•���'d��e�`�� 'r"�'� . � _ :�.�
:-��ti+��.. � r" � � � ��` �� � � . .
- _ � � P� .:.� : - �r � . � '�"�". - R �"
� I
' �wf '. � •� s P ' I�` " �„�3� � ��,�
_ -,-b S'- } - _ e' r �."�t_ �s ,�.. r.��v ����' �.+�`'i
+� - ...� ; _ t . ` k � `�..` f b_� � 1��-.L�� 'iF' . 'ia' .'��r,-
3#� ��
� 4 -' �.� . � 7 7 S.":�1,�' x.=�'g' �� ' .T'4.
�y �� ,�#, a�,�" ;s Y., i �L�
_ .� R '� ;���` �( w � � - `'� I
� ,� °. , � � r 5� , .i, '� ��`� �� �' ��
� ,�. � T_ �� = , ! �
, .�--
4��`� * ;,f t e �- , ,�.�.�� '�_ , *�- ,� -x� ���
�� ,'s`� } -•� 4 �x = �`;�;_
�9
. '"� y, ;� _ . } .... 3 "`'. -;x - a`,f� '�-�-."
, �� ,� : �� �''" �?t� 1 � ._e - . ._'_ :�� �,:_-- '
_ � J -! �r il�. f .. . 1 `a< ,��_,} � � t ~�{�� �i� Z
� _ ,7 �,
�.•� � �,{'� �I. �`! ''� <� a �t r �� -�
- _ `�".,���. �; ;� ., • , - - �A:�� ..�
� � .'��r.rY .,r�`Yy� .. . �. ��� , r + _- - �'
ti "` �'.�� t .� .�"4 ' S
.— �_ ��';�,�'�`", - .�s _ �� '�'� _ _ ;: �`~�
� --= __--�.�•���;� < � �t � �"— "�-+�� _ -
11 � � .-+..
',.�a,p;�`�� .��' � �_
. .�,H.�:�,->
,»�;.:'..�r4�a '�` i " • - �,"`- „t ��
._.
��w���K''... � y � �' �.� �'� - �� :
� -+ ��i�w.,+t:.=�'�3 �� . ' ' - �T�- ..� �e.
` �-"_
++�"���....L•y"� �' �, ..f� e1! .'�+�s` � -
' �+t�1+��+�� *� . �' � � � - �� .��.: �+.,. � " `r a
�� � ��
�. ��» '. "' '`�
�,... �'�� �v, :. � � ``�-, _2*`�" '^�-..., "'
w � �
.,,��w�' � � _ � ''�^�^-�
` S �..+ �r.>;�} i-r . -� -�. . .
� �"'^" ',�"y'!r . � � { _. _ .*, � ,��a.'` .� �g� �,.�` -
` 'F � �;. �r1 "�` �' �•��- .�
•_��.+��� � _ r=1` f y-r - - �3 ° C`1�',r2�*3`u"'.' � fk- -
. � _ z. . - _ l#'-`=.� �., r—n-.=a
� -�� �,_ ;'&4', - , ,�' fi-�. "I
- �'-w.':.��'-` � �r� l� -.:t � 1�. .e x,r; .�:...rs !._
F ^i1�-�a�w�!�'�'�►�`\ ����� � � 4 K - _ � � ���� �� � ` , 1
� +. �y.--� ` -
M-`�ll�rws''^s' R'�"'� '�;t��.�� �- � -:� .�7- �`<r. . y- '_<, .f
.+�-.i� ��.7 .-I
���►r.�-�+��,�s��k� -.. " ���' e�-�'Txs �� ::T r � �a. - ; .����a r. t
t�.�`�w^',r..�--ca.�"."��a. "`<3.� � "'+�� �'�j` ..:z e's z�- � � „� L
` y��,.ro.v-�.'ti r:� . T�`�s�� � �`� t - L . _ ,� t x^�2'D-._s -.�1
� ! ...�.zi�rhvx.- '�Y,�,���'a�3 j-`_��� ' t �1 , `�i�.> '�'�> _ �
'.�G��"',V� � ..� . � 3' . c��_I
\�:..�.«.� +�r."tf -��, �'�r'�� . �e �.� - _ �in"`-'i -�1,; � 4 4�
�,��T�3� E,:,'�"�t,1 _ �{ �' � �1
��� F
� �'t������;���. at+ �.i'?�' �t .S : t- �.�1� '.!�$ � ' ��y� � _
r"w � axicn+-.xswx!'-y't .� �`"iF"e "_ � ,� . �t.-Y- �'�S'Y,f� - a
�-" ' �� �� � -�,'�t3 'R� � �� ����� �-� y�'" � '�,��.I
� -'-�._ ty.� -�,�,, ., r�•t, � �_�;��-� `'' �-�� ��
,� '4 -��..-ccn s � � ' t` y 3 v � y } .
. ,"• �,,.J i a � ;-�� � T�� � ���. � ,
�
�T - .: � �f � i .'_. ��.� h��- _ � � � - .�-F
-�
�'4£i� .�. `�•x�:r� r ti � � �c ��y��+ �.y�-� � 1 .s� �5��� C r� �_ .
A Y
. � � �l ! - r ,�+----- Y '
� � �� �rx �. �'�, � Y � '. �i.?i� � ��_.���.��,-5 N a�.
�.�: � ����� 33n':����'',� k �. � r. � S; :p��^ �} {� . ��1 . as7if-�. ,,,K�
'•F"' •q .�yT.a� j� �ie^ _ —" '� `S£- `,�� �`AS � 7 L � .��-�4'+ �' � � _ �1}y; 54`t�'�.¢F •
�idi'�_'�-�.r S",.i..- . . Sr. -g [ � '{ � '• Vr�
_ �� ' T�1.a� . x,-J"'S �'� �t 1 -=��1 -�Y3 i 4 �" �� �F _
...i�'�Y'� '�` . � .� F' �__� _ � _ __ T.
._ :r R �_ � t-._ :. .. � -� -_ ��,- -��L - � 'l � ,M�2„a.�v
-a-. � . 'F ,4�... 4�.-.�'� h:' -rr5 ' �- ,�•: ' - _' ' '-- �rT .'P's�.�.,.�'� � �
� ....{ ' ..' ; . - _ ..
� .�a. �a. `� ,,�.�r'� `'+r'��"�1 _� .s :....�. .f)_ ��` .-:.r -..{e.K,.
+�.
z� f� j-r ,'�: t� � -r^,� .��� k_ . r _ _; _ :�v..t�} �Y -� �_1
- e f�''� '�� .�y"K . �^ '_`4t', `w...; 3 . -. .- a. .r _ r.`� �-`p�� . �:.r�i t �- �,��
� ..�. + 7 i` P t �.; ��-..' �'Ei+, °� �s.a' - �''F�_ -� � . .� '�'�.�'�,,�' x - .e a
� �- i'a�y' �r-,.� i - �:� ,." c`-�_ - - - - ` '�� ��3'�?� ��
_�'�4 '� -y Z '`p or� ', �'���� � �3, i. -.�:1�.. �L. "%j. '-`Zr �-,i: � ��
' r `t�9'_,_( `�.•� . F �`z+ � . 4.�r'� .., . ' � . � ,
� �
ii . � •,,:G ' �± � - .i�. i �� . :i�'��,. .� >��,. x:
�` d�� ��G w�_� -� ?!�'� �'-� �3c�:i?� E_ 1�=-�"'�zc.�,�-� �'lt � �;�'�.� , (
' �:� 's��' �'.;�� �,���� ' �'.� �r � �,�.
� "_. - - '.. �a�..�r• ss �.:�T_.��-°e�_�� _.-:�?'� _ _.. _ �%� . . �"S''� .��4 - . - ' _�..
' : � � �'-� �-_y,���
N-23
- ,4 T � ,_— ,� __- ^ +
�'v3��w � �- � ;� �,-���-- __ _ - — ,F :��.� ,-� —,
"� ���'T r -,�"+.� i.�`� ��-�c�.`����-' ��,�F' ��i+�'� � _ . . - ' 3 �` �} {]�-1..�
1�' ...,�,�'�Y .!� 3, 2r'9�. �.'��'�,� � �� ��7�i x�c�' -Y. +'� 1 f . �. � ' ,-��'����.
Y.3 `�.:� � ��+�.. � :s�- ��-3=`. _ _ . ���.�'�' ��
I;•>: - . � ;'J=��a�_''-�,a---�.s�� �r�,�.�-., a,A ' �. a -.. r }7`" 1
I!> �`$���� �<v.i - ��� _.��� ` �.' `� a`-��` �� . _ . � � � +�r`��. � x, �
��l#.Lst �.� r
�- ��� �� .��-r��7 . .-�el__x sE2"- ��� . . ����
�":�.c�;3-'a�-�- . i�,_ .. -_7``c'„,. � � - . 1 '�
� '�`''d���'a`�. aa�..''��_-.-� ..� ��� .. �-�_{ -�e��.+�.= .� _ _ �'..-�� �e� ��..i1
k7
..:•`�„��= '� � _ "' � �,� ..�`�-.-si�i, " �`�'� �i �a '� ���
3�'t � ����� +f��.A� ^�� - � . �� � 3 ��T .��� (���''��
C -�+ `C� �
3E�1,`.-.: � ..�� -�J4�: .. .. ,f� � _ S .�-� J��,�
�N.�i � +�' F � ' �' F - t=� S' �f�3 /�
r�4� � �^{� �� � �t�. ' ��� � f _ .._ �1' ��"$';tl��- \�}.��'
���'`' ( '`�}",�' k R ��7 (�� �' i' - �a. ��'' r,
�' �- Zs1 '^' £���,�_ 5�-�•�`c��. �T ., '�' � . S��-�-'�,4� ��
j �� ��� . . a�'� . G��
�`� vy- Y-��� �. �� 3'�•� . �,"''[�a�i�-.ti1
Ap��e��� � l � � =��l .�� y �� �Ti L e'_ �y�,S �1
��'?�..s= �,� . � � 'i��1, �s �,r,:. � � ` '. ih�l '�c'_� _ �1S+va��;�
(�_�a,�.,� sf .. .� ri ��. � � - .:i fi^�� � �
�! b
J''
14t���FF�� \ '�3,������t'� a �3 �� ' . � 'J �j'r'a>`�`��1�}�
�s � t ��a ��Y #°�' c �� - s'�`�� � ��x`t.� t - -��.� �'~"�s�'��.
���„Y-..Y,.�y. 3� _ _ .��3�.,,,�4: . � s�-L�. y� ��x- ... - d, r� - ,.s�-�e a -�=Y
u p .. - ° � .�,,
� �`_� '��3 x��. . �� � t`�-�`� �'"� 'g :. - �. ., r��� . �� .i' "�'.y�''�1'?�r'�'- �.�.�`
� �� :: }S,- �
�'a. ��e.=s . a� �`��.3�£ �vs r --�' f - � �S �d"�i.- ��.' .�_ ,�r ^•,"� ��
�� "N� _ _ }`-�.a�•'�`� � �`'_ �...�� �`" _ �+�. � � _a��- k`�_''�
4� ,y
i s�. .. ,{ � _ t i � ' .� � '
I �:e� . +1�=���l�''; ,,�Y b�� x i •-�_ :�- =a.
1��4 ,t��.� _'q 4 -.1 � .. y"s. '�i �.-� �€����,,Y .� . �.�•,'���+-t .
� o
� 1� � � � .`�, ` �.... � � '�� �.-. � ��'�' ��� �'y v� �_�
p � � � ,<, � �,� . $��, ��7 � �� � � �.�• �
I�+� ' � �,C� . r 1S �g�,� ; �� �`Y li �s..*. � �.,yt��,��`�+ 4,
e
T ,� y 1- a ♦ 3 � �w,�.�' E �"'�
:.�+. - a� ,.,��-� �' `� . u l ° � _
� � .
�°� �. � r 1 ���� � �" �`�(tif
. �
. . . Y �r'-��z [ .Q �,v� y.�
_� � Y . :'�► . 3 '��v�� `� ���� � � � d��f y'�"�
� �-� R �
:��._ ��4,c ,� �` � F. v �ia � r7 '4� _ '� ' _ �i 4�
i i � . f` °v �. �� � �g---o �-a''b-' r,,.`�''`' '�.`.
� _`e^�;� . �- a� p yY,� .. 'h, a� �. -� _r4 � +�`�
"4 J ' p*y.� .�! .-� .�� � '+t _ L -�n 9;'' '��
�;ni� �.� '��'I R.�_ 3 � @ . � 9 �-- g.^ � � . ,
T - � � a '` �� ro � �
z ;�� �¢.�
_ ..`� �r ,� . - � _ ,r � , � � ���� '��
�l C � �T � � e �X Y ` �'y ����� �� I 1
I� � � �j 4h ' �- C�.� � -_ � � r Z��j�_�.,j� �, .����
.� .�;' �Y . T�' --j � . " :�r �'� t '�--}�b �')
��� - t € � - _ �' -�'�' �
;�i � z :.r _ �s _ , ,! I��.` .. � ��'4"�.�...� �.
. .��. .� ^� ,�.� �x.=;' �
c� c �
I " ' Y � �" ��
�-��Y. �,�_ �:
' ��, � � > �-, ''��'��`�',3;�'; ' '�� - �
A �i
C�'J �� "A� � � i�a-5'�i ��•3'� � ��,•
y > �� `-.�-. � � �. � ,; , �. y __- �
�„ c'�: ,,�c a .. � �. �x` � �� .� '` ,a-.`�
_ '�'! ' � �,. .�� '� � #zy�4"� �3�,� � _ ��y.
w- ��.II. '�+61�'�'F }-�� . . T '�' +�¢.^ ��s �'
s
i' r � � �r�. �
�` .,Y��� � - 'i cye . � - �'
�'p' 9 '�t .. . �r-"�� '��' � 1� �. -
S � �� � ��. � � � . _ �. _ . 1}�� �
'` _' `�.� 4 R'! v� . , . �.� � ��b" -.*c a.. ; ,
_ `�rT . ,`r . . t? � _ C
' � .. j � -� ;e � ��?l
�'.,- -� s� F - �, ' �-.. �" Y �.-_
' y� � �. ��' s. ,c R*, �, '�,,; '
��.'#'�y'� ��4 '�1 � y � .�. .� �d� �
� � ���:�` . � :�_ `� � � ��� '��
'" 3` ���> y 3�.-� ` '�'- _ _ �- , ;` � „ : ��S` 4J1
-c y y;� 'C� ,a m � .� � I I
� � "�e��' � . .�a,s-- �+- - _:.x. �•��- k� >�F I .
- - -� �'`�.��g�� . +c:� _ - � �� -_� '��€` ',a . S .- ' �
i'� �..._{�-- E +�-Gc�, .�, y v- :1�
_ ''_ d e�. f: 5`� � � 1
��t - _��' ,� �s'�����t � ' a��� ;� � — � 1 �r"-�-�-1�
�� ��� �� - * �
'�` � -- -.� ,�.1 � �
�i;,_.$, __ -�- a �5r`_ , :._ '�', � �- b yo�.-t ` .. ,�{
7 � .. < •§ 4 - . v�i �ir l �y x �,r;
� S '-'' � .-.� ,[� i . t �'��G _ � �- �. � -.
� _� r� * =r-s.;�,�1 �,�t- � , ,� �+���� _ i _ �_ _a _s �!
r Y . .�- -- . � i � � �� ,�';�� ��br`'-'=' _�` ''t �_z:
,G r ra
� '`{ -��'f. • 6 ,y{� �.��3 F k ���`5� `{,- �� � 1.��1 J .
' 4 GTti � : -�. � ' .4 '
' ��'�-.s�E. � ` '�7� '4 �_ .+ti � __.� '.�.. _ _* � _k .. ;
' r' �.;�. � r�Q_-� r �" T'�e��-.. i `� "` _ - ', `4``�= I
, x. °` t�� 3 �-x���3 � � � ' ` ..�,s '1
� -�.� :i� {, .:� - �� ,f,- '
��a „� �' F
I{ � �� . a '� " 4 �_ i _._ ��� ��ft �; .� �4 � - � � �Z�-
Iir' � ��,.`� �-`�� i-cyk��r Z_, s r� � � .�' � �' 'r :
-. . v _- - i=�._ '` 3 I �� ' � - � �•t-'s ����. -� .��'� _ �,J �
.*'� �_ _ ' �� �, � `ay Z+ �i s„ b� .x-:`- '' ti'--�_ �f��a. � .
-- > "�--� �' �4�.3' - y - t �" � �t, .:rK�--
�-'�t �.� - . �,�r.� ��,\� •r. �+ �.�T,•s '
� , �.' � -- � -'�� -a � --. `+ .,��- ,y���� �"-
�� _ �#`t;'�R;�' �. i�''�'"- 'f-f=�,.f� T� � :-a . .
l p �� ��'•�i �4 t �j
�� �•��:_
'��-. - .•i- �'i i s :,. �s =,� �..� =..7 i� � "'@'g,�_:i�- I
J _ S I
a�.�_t" -t_ _ �y '�¢� `:� �� �v� ��� - _ _ � .� a� �J. .
E ;z p� •'�' � "� ° 3" '�k �� � - � `
: ' � Jk .,= 1
I _ � � __ � �:c`� ._: 'a r.'v � +�f �`f -� z= A S�` __ �4�� � .
_ - y.� - � � �n�' �" �+ ' �
I t�. �f-�=�'� � �. i'�� �
I��rF*'a•v_ _ �� ' .� - 3-- �• ��.� +R•:�'-�
N-26 �
�
�������� Plannin Cominission
G: •.tC � .
��� :�� Agenda Item
� �y�'t�'co.a.as;;CAy�
UAi'P'I
February 19, 2014
TO: Vice Chair Buttress and
Members of the Planning Commission
FROM: Rick Otto ���
�
Assistant Ci nager
SUBJECT
PUBLIC HEARING: DEVELOPMENT AGREEMENT(DA 5825), RIO SANTIAGO
SUMMARY
The applicant proposes a Development Agreement for the Rio Santiago Project.
RECOMMENDED ACTION
Staff is requesting that the Planning Commission duect staff to return with a resolution to
recommend to the City Council to approve or deny the Development Agreement .
AUTHORIZATION/GUIDELINES
Orange Municipal Code Section 17.44.100 states that the Planning Cominission must make a
recommendation on DA 5825 to the City Council. The Commission may comment on the content
of the Development Agreement, but may not negotiate its teims and conditions. A Development
Agreement may only be executed by the City Council. As such, final terms and conditions will not
be finalized until the City Council reviews the project.
PUBLIC NOTICE
On or before February 7, 2014, the City sent a Public Hearing Notice to properly owners/tenants
within a 300-foot radius of the project site, to persons specifically requesting notice, to persons that
provided comments iu response to the project's Notice of Availability of the Draft Enviroiunental
Impact Report, to persons who cominented during the Notice of Prepasation, to persons that
commented on the Ridgeline project while provid'u1g coinments for aziother pending project (Rio
Santiago) and to aIl public agencies. The total number of notices mailed was as follows:
ATTACHMENT NO. 25
PC STAFF REPORT DATED
2/19/14
RIO SANTIAGO
MAY 13, 2014 CC MTG.
Planning Commission Staff Report
February 19,2014
Page 2
• 190 neighbors in the 300 foot radius.
• 74 agencies/HOA(however, some agencies are receiving multiple copies).
� 150 Commentors—those that commented on the scoping, draft EIR,etc.
• 8 Commentors via e-mail because mailing addresses were not provided.
A notice was published in the Orange City News newspaper on February 5, 2014. The project site
was also posted in five locations on the property with the notification on that same date.
ENVIRONMENTAL REVIEW
The project is subject to environmental review per the provisions of the California Environmental
Quality Act(CEQA). ,
A Notice of Preparation (NOP) and Public Scoping Meeting Notice regarding the project was
distributed to the public and public agencies via required noticing procedures. The NOP disclosed
that the City intends to prepare an Environmental Impact Report (EIR) for the project pursuant to
CEQA and the CEQA Guidelines. The public and agency comment period ran from May 14, 2009
to June 12, 2009. A scoping meeting was held on May 14, 2009. As a result of the cominents and
concerns collected at the May 14, 2009 scoping session and during the public comment period, the
applicant revised the project and a new Notice of Preparation (NOP) and Public Scoping Meeting
Notice was distributed to the public and public agencies via required noticing procedures. The
public and agency comment period ran from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 2011. Corimments received at both scoping sessions and during the
public and agency comment period are contained in Appendix A of the DEIR.
The environmental unpacts of the project and its project alternatives were evaluated by Draft
Environmental Impact Report (DEIR) No. 1818-09, which was prepaxed in accordance with the
provisions of the California Enviromnental Quality Act (CEQA) per State CEQA Guidelines
Section 15070 et seq and in conformance with the Local CEQA Guidelines.
The DEIR was made available for public review and comment via a Notice of Availability (NOA)
and Notice of Completion (NOC) combined with legal notice of the Design Review Conunittee
(DRC) public meeting. The public review period for the DEIR has a State-inandated 45-day public
review period: The public review period began on May 16, 2013, and ended on July 1, 2013. The
DEIR, NOA and NOC and notice of the DRC public ineeting was mailed to residents, property
owners,tenants witlun 300' of the subject propei-ry and to responsible agencies via required noticing
procedures. Additionally, the notice was filed with the State Clearinghouse, the Orange Coiuity
Clerlc, advertised in the Orange City News,posted at the site and posted at local institutions. Copies
of the DEIR were made available and are available to the public at City Hall and at the City's
library branches. The City also posted an electronic copy on the Community Developinent
Department's web site.
The DEIR analyzed the following topical environmental issue areas:
o Aesthetics o Greenl�ouse Gas • Population and Housing
Planning Commission Staff Report
February 19,2014
Page 3
Emissions
• Agriculture and • Hazards and Hazaxdous • Public Services
Forest Resources Materials
• Air Quality • Hydrology and Water • Recreation
Quality
• Biological Resources • Land Use and Planning • Transportation/Traffic
� Cultural Resources • Mineral Resources • Utilities and Service Systems
• Geology and Soils � Noise
After implementation of the proposed project, it has been determined that the following topical
environmental issue areas are less tlzan significant:
• Agricultural and Forestry Resources
• Greenhouse Gas Emissions
• Land Use and Planning
• Mineral Resources
• Population and Housing
• Public Seivices -
• Recreation
• Utilities and Service Systems
After implementation of the proposed project, it has been determined that the following topical
environmental issue areas can be feasibly mitigatecl to a less than significant level:
• Biological Resources
• Cultural Resources
• Geology and Soils
• Hazards and Hazardous Materials
• Noise
After implementation of the proposed project, including project design features and mitigation
meastues, it has been determined that, in part, the following topical environmental issue areas
would remain significant a�zd unavoidable:
o Aesthetics
• Air Quality
• Hydrology and Water Quality
� Transportation/Traffic
• Cumulative(Aesthetics,Air Quality, and TransportationlTraffic)
After the July 1, 2013 public review period ended, the multiple (75) written public and agency
DEIR and overall project comn�ents provided to staff during the review period were compiled and
responded to. Also, 6 comments received subsequent to the 45-day public review period were
responded to, though not required to be. In response to the DEIR, 75 public and agency comments
were received in the form of letters, electronic mail and facsimiles. A few of the coi-�espondents
provided duplicate comments on separate dates or in multiple methods of distribution to staff. The
Planning Commission Staff Report
February 19,2014
Page 4
letters are in the Response to Comments component of the Final Environmental Impact Report
(Exhibit C)with a staff response to each issue discussed in every one of the letters.
The City responses to the comments do not include any new information that would be determined
as significant. A discussion of"Recirculation Consideration" is included on page 1-2 of the Final
Environmental Impact Report(Response to Comments). The staff response to comments is part of
the DEIR under consideration by the Planning Commission. A full explanation of the response to
comments is provided in Section 1.0: Introduction of the Final Environmental Impact Report
. (Exhibit C)
PROJECT $ACKGROUND
------ ------------ ----- ----------------------
i Applicant: ____ � JMI Properties/Santiago Partners, LLC j
�_Property Owner: E JMI Properties/Santiago Partners, LLC ;
; Property Location: � 6118 East Santiago Canyon Road, Assessor Parcel
j � Numbers 093-280-07, 093-280-27, 093-280-29, 093-280- �
i � 30, 093-280-31, 370-011-08, 370-011-18, 370-011-21, 1
_; 370-011-22, 370-041-12, 370-041-25; & 370-141-19 i
�_— ---- - --._. — --- -------
� Existing General Plan ` The project would result in changing the City's General f
� Land Use Element designation: � Plan Designation for the site fi�om Resource Area (RA) to j
� Low Density Residential(LDR 2.1-6 Du/Ac), Medium �
� ; Density Residential (MDR I 5-24 Du/Ac), Open Space
� ; Park(OS P) and Open Space (OS); and fYom Low ;
; ` Density Residential (LDR 2.1-6 Du/Ac) to Open Space i
; ` (OS). The project also proposes to change the City's (
� General Plan to remove poNtions of the project site from ,
j the 1975 East O�ange General Plan (approxinzately �
; 56.45 acres) and Orange ParkAcres Plan �
a : (approximately 40.3 acYes). Those plans designate the i
' : Yespective site areas as "Santiago Creek GYeenbelt and �
: Regional Pa�k"and "Santiago Creek Green Belt Plan. " �
� Existing Zoning � The project would result in a Zone Change (ZC 1254-09) �
; Classification: � to re-designate the site from Sand and Gravel (S-G) and �
I � Single family Residential 8,000 sf(R-1-8) to Planned �
; : �
� ` Com�nunity(P-C). �
'— --------...---------
--- ----------------...---------- ,
PROJECT DESCRIPTION
The applicant proposes a Development Agreement for the Rio Santiago Project.
A Development Agreeinent (DA) is intended to be a contract between the City and an applicant
wluch provides the City with benefits for the overall public good and the applicant with assurance
of developinent rights for an extended period of time. A Development Agreement may only be
executed by the City Council. As such, fii�al terms and conditions will iiot be finalized until the City
Planning Commission Staff Report
February 19, 2014
Page 5
Council reviews the project. To date, the final terins and conditions of the Public Benefits section
of DA 5825 have yet to be negotiated between the City and developer. Orange Municipal Code �
Section 17.44.100 states that the Planning Commission must make a recommendation on DA 5825
to the City Council. The Commission may corrunent on tlie content of the Development Agreement
but may not negotiate its terms and conditions.
While a draft of the Development Agreement between the City and the applicant is being presented
to the Planning Commission, this draft does not represent a tentative agreement between the parties.
�In fact,there are terms within the draft Development Agreement in which the City and the applicant
do not agree. Specifically, the City and the applicant disagree with the Park Credit and Public
Benefits provisions within the Agreement. The Park Credit provisions may be found in Section 3.9
beginning on page 12 and the Public Benefits provisions may be found in Section 3.3 beginning on
page 10. Presented in the draft Development Agreement is the applicant's offer of public benefits
associated with the project and the applicant's contention that the project meets the required park
credits. However, the draft Development Agreement also includes text boxes to reflect the fact that
the City and the Owner have not reached an agreement regarding these provisions.
Park Fee Credits
The para�nount issue related to the park fee credits is the applicant's contention that the project
provides adequate park fee credits to meet the project's obligations for any park land dedication or
payment of any park impact fees in lieu thereof pursuant to Section 16.60 et seq. of the City
Municipal Code.
The applicant's opinion is that the project's proposed open space (Planning Area A), trails, linear
"park", and other private amenities fully satisfies the parkland dedication requirements of the
Orange Municipal Code (OMC). StafF and applicant positions on the offerings are best summarized
in the Draft Environmental Impact Report in Table 5.15 — 4: "Project Applicant Park Land
Dedication Offer vs. City Standards."
The applicant proposed offerings fail to meet the definition of a "Park", "Neighborhood Park", or
"Community Park" as defined in OMC Section 16.60.020. A park requires, "...recreational land
and facilities." The full definitions are as follows:
• "PARK means a parcel or contiguous parcels of land wluch provides recreational land and
facilities for the benefit and enjoyment of the residents and visitors of the City."
• "NEIGHBORHOOD PARK means a park that provides for daily recreation needs. The
optiinuin size for a neighborhood park is between four and ten acres with a service area of a
one-half mile radius. The park should provide a variety of passive and active recreation
opportuiuties. Active recreation facilities are intended for infoimal games rather than
organized league play. The park should be easily accessible and encourage biking and
walking access. It should foster the development of open field play, picnic areas, and tot
lots. This type of park inay also be developed adjacent to or in joint agieement with a
school."
Planning Commission Staff Report
February 19, 2014
Page 6
• "COMMUNITY PARK means a park that generally services an area comprising several
neighborhoods within a radius of one to two miles. The desired park size ranges from fifteen
(15) to forty (40) acres. This type of park will generally allow for a greater variety of
recreation opportunities and provide either or both active or passive recreation opportunities.
A community park may provide for sufficient opportunities for further development and
unhindered use of recreation facilities. It may also accommodate desired league standards
and any increase in intensity of usage. Finally, a community park may be developed
adjacent to a junior or senior high school in accordance with a joint use agreement with the
school district."
"Recreational Facilities" (plural) is defined as:
• "RECREATIONAL FACILITIES means those improvements to parks which provide a
recreational opportunity for the user, including, but not limited to, ball fields, lighting,
swimming pools,tennis courts,picnic shelters,trails,play/tot lots, and community buildings.
These are improvements that are above the basic minimum park standard requirements."
The trail proposed on the green space area could be considered a"Recreational Facility." However,
the green spaces do not have other amenities normally associated with the "Park" definition.
Furthermore, the site does not include any public parking lot in association with it, which is a
component that most City public parks have. Even if the green space area offered by the project
applicant had multiple "Recreational Facilities" on it to meet the definition of a "Park", it still
would not qualify for the"Minimum Park Standard"needed to qualify for parkland dedication.
Minimum park standards are defined as:
• "MINIMUM PARK STANDARDS means the minimum dedicated condition that is deemed
necessary by the City to accept land in order to help minimize health, safety, and
environmental issues typically created by vacant parkland: Future neighborhood and
community parks shall be physically configured so that they have a consolidated shape,
either rectangular or square in configuration. Long, narrow or other shapes that do not lend
themselves to the proper siting of park and recreational facilities shall be avoided. Average
slope gradients for neighborhood parks shall not exceed five percent while average slope
gradients for community parks shall not exceed five percent for more than two-thirds of the
site; provided, however, that the portion of land in excess of two-thirds dedicated for a
community park having a slope gradient of more than five percent shall not be credited
toward the land dedication requirements under Section 16.60.050 of this chapter unless
otherwise determined by the City Council upon recommendation of the Director of
Community Services and the Planning Commission. Minimum park standards shall also
include full street improvements, including five foot wide concrete sidewalks and five foot
wide parkways, for that portion of the land to be dedicated that abuts all street frontages, sod
stabilization for the parkways and a twenty (20) foot setback area behind the back of the
sidewalk(s), soil preparation for the twenty (20) foot setback area for sod stabilization,
grading for the entire site, hydro seeding the area Ueyond the twenty (20) foot sod setback
area, the installation of automatic irrigation systems, adequate site drainage facilities, and
� Planning Commission Staff Report
February 19, 2014
Page 7
the stubbing in of utility services to the property line, all to full City standards or to the
standards of the agency or public utility having jurisdiction. Land dedicated for a park sllall
be land which may be used for park and recreational purposes all year and upon which
recreational facilities may be built."
None of these green spaces identified by the project applicant as parks reach the minimum standard
of 4 acres, in fact they are all less than 2 acres and none of them have the active recreational
oppoi-tunities or facilities required. While the project includes green space, open space and trail
amenities throughout the project, none of these amenities meet the definition of a neighborhood or
conununity park per OMC Section 16.60. Therefore, the project should not be eligible for any park
fee credits. As such, based on the proposed project design, the payment of$ $3,950,910.00 in park
fees should be required of the applicant. The fee amount is justified by the OMC formula as
follows:
The adopted in-lieu park fee applicable to the site is based on the two Planning Area C and D
densities of the project. The first fee is for Planning Area D which has a density that is less than 6
dwelling units per gross acre (3.8 units per acre). The Area D fee equates to $8,894.00 per unit.
The second fee is for Planning Area C which has a density that is greater than 15 dwelling units per
gross acre (16.5 dwelling units per acre). The Area C fee equates to $10,546.00 per unit.
Area D has a total of 130 dwelling units. Area C has 265 dwelling units for a total of 395 dwelling
units. Given these parameters,the fee would include:
• Area D (Low Density Residential): 130 dwelling units x$8,894.00= $1,156,220.00
• Area C (Medium Density Residential): 265 dwelling units x$10,546.00 =$2,794,690.00
Total: $3,950,910.00
However, wlule the Medium Density Residential Land Use density is noted in the Specific Plan as
16.5 DU/GA, the density may vary from product to product. In other words, if Area C is entitled as
Medium Density Residential, the range of units in any given sub-level development could be from �
15-24 dwell'uig units per acre depending on the mix of development density in the Planning Area.
Greater or lesser park fees could be incui7ed based on the actual future specific project applications.
The park fee figure is an estimate and should be treated as such. It is based on a projected number
of dwelling units and if the developer builds fewer uiuts,the fee would be less.
The City, could consider Assisted Living Units to be a cormnercial use in wluch case the in-lieu fee
would not need to be charged for those units and the in-lieu estiinate provided above would Ue less.
Public Benefits
In sLurunary, the applicant is offering eight specific "public benefits," most of which as cui-�ently
written in the dxaft agreement City staff does not believe constitute a public benefit.
Planning Cominission Staff Report
February 19,2014
Page 8
• Conveyance of approximately 50 acres in Atea A for public open space — While this open
space is a fine amenity to the project, much of the propei-ty is within the Santiago Creek
watershed,not developable due to topography and is currently zoned Sand and Gravel (S-G)
and Single Family Residentia16,000 square foot minimum lot size. Granted, approximately
eight acres of the proposed open space is zoned residential, the applicant is choosing to not
propose residential development on the north side of the creek. Further, the applicant has
not indicated any commitments with the Couniy or similar agency to accept the property nor
any commitments related to timing of the conveyance.
• Donation of approximately 10 acres to the YMCA or similar organization — As this
proposed use reflects a "pay to play" recreational amenity, the City does not believe this
� offer constitutes a public benefit. Further, the applicant has not indicated any commitment
with the YMCA or similar organization for the conveyance nor any commitment related to
timing of the conveyance. It should be noted that the applicant proposes that should no deal
be reached with the YMCA or similar organization, they wi�l donate the 10 acres to the City
and improve the property with lighted fields and restroom facilities. However, there are no
specifics related to the park ainenities and no commitment as to the timing for the
conveyance or the improvements. Additional negotiations with the applicant must occur to .
refine this provision.
• Provide approximately 1.3 miles of public trails — The proposed trail segments could be
considered a public benefit. However, the applicant does not have a cormnitment related to
trail ownerslup and maintenance and there is no commitment as to the timing for the
improvements.
• Contribution of$100,000 for a trail connection across Santiago Creek to provide access to
the Santiago Oaks park—A trail connection from the Santiago Creek trail to Santiago Oaks
park is included within the Master Plan of Trails. This connection requires a bridge crossing
over Santiago Creek. While the exact cost of the trail connection is not known, a $100,000
contribution is not nearly sufficient to complete the design and construction of this trail
connection. The applicant has not made any commitments related to timing of the
contribution.
• Contribution of$100,000 for a t�ail comlection under Cannon Street—As proposed, the trail
within tlle project adjacent to Santiago Creek does not connect with the existing Santiago
Creek Bike Trail west of the property. The applicant is proposing to contribute $100,000 to
provide for tlus connection. Wlule the exact cost of the trail connection is not known, a
$100,000 contribution is not nearly sufficient to complete the design and construction of this
trail connection. The applicant has not made any cominitments related to timing of the
contribution.
• Contribution of$100,000 for rip rap revetment enhancements to the north side of Santiago
Creek - While the exact cost of the rip rap revetment enhancements are not lcnown, a
$100,000 conhibution is not nearly sufficient to complete the design and construction of the
proj ect. The applicant has not made any coirunitinents related to timing of the contributioi�.
Planning Commission Staff Report
February 19, 2014
� Page 9
• Relocation of two existing water wells — As the removal or relocation of two on-site water
wells must occur for the project to be developed as designed, the City does not believe this
offer constitutes a public benefit.
• Donation of 3.7 acres of the Mara Brandman Arena Expansion Site — In concept, this
donation could be considered a public benefit. However, additional amendments to this
provision are necessary.
APPLICATION(S) REQUESTED/REQUIRED FINDINGS
Development Agreement No. DA 5825 - The recommendation shall include whether or not the
proposed development agreement:
l. Is consistent with the objectives, policies, general land uses and programs specified in the
General Plan and any applicable specific plan or redevelopment plan;
2. Is compatible with the uses authorized in the district or planning area in which the real
property is located;
3. Is in conformity with the public necessity, public convenience, general welfare and good land
use practices;
4. Will be beneficial to the health, safety and general welfare consistent with the policy of the
City with respect to development agreements as provided in Section 17.44.200;
5. Will adversely affect the orderly development of property in the City.
ATTACHMENTS/EXHIBITS
.Attaclunents to Re�ort:
None
Exhibits provided to the Planning Commission: �
A. Draft Development Agreement No. DA 5825
cc: Bret B. Berna.rd,AICP Megan Penn
Duector of Plamung and Development KTGY Group, Inc.
JMI Properties/Santiago Partners, LLC 17922 Fitch
888 South Disneyland Drive, Suite 101 Irvine, CA 92614
Anaheim, CA. 92802
Jakki Tonkovich
Vista Community Plaimers
1278 Gleruieyre Street, Suite 110
Laguna Beach, CA 92651
Planning Cominission February 19, 2014
3. CONTINUED HEARING:
3.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CAANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
This item was continued from the January 13, 2014 Special Session of the
Planning Commission and the regularly scheduled meeting of January 20, 2014.
The applicant proposes to change the General Plan and Zoning Designations for
the 110 acre site and create a Specific Plan that would allow: a maximum of 130
single family homes; a maximum of 265 senior (age-restricted) housing units that
could include up to a three story building; pay-for-use private recreational facilities
which could include up to an 81,000 square foot building; and, open space areas
north of and including Santiago Creek. Publicly available trails, publicly available
open space and private streets are also proposed as part of the project.
LOCATION: 6118 East Santiago Canyon Road
NOTE: The project is subject to environmental review per the
provisions of the California Envirorunental Quality Act
(CEQA). A Notice of Preparation (NOP) and Public
Scoping Meeting Notice regarding the project were
distributed to the public and public agencies via required
noticing procedures. The NOP disclosed that the City
intends to prepare an EIR for the project pursuant to
CEQA and the CEQA Guidelines. The public and agency
comment period ran froin May 14, 2009 to June 12, 2009.
A scoping meeting was held on May 14, 2009. As a result
of the cormnents and concerns collected at the May 14,
2009 scoping session and during the public comment
period, the applicant revised the project and a new NOP
and Public Scoping Meeting Notice were distributed to the
public and public agencies via required noticing
procedures. The public and agency comment period ran
from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 201 l. Comments received at
both scoping sessions and during the public and agency
comment period are contained in Appendix A of the DEIR.
ATTACHMENT NO. 26
PC MTG.MINUTES DATED
3 2/19/14
RIO SANTIAGO
MAY 13,2014 CC MTG.
Planning Commission February 19, 2014 �
RECOMMENDED ACTION:
Staff is seeking a Planning Commission recommendation
to the City Council on the proj ect so that staff may return
with one or more resolutions for the Commission's
consideration. Staff is requesting that the Planning
Coinmission provide Staff with guidance regarding the
project findings outlined in this staff report to accompany
the Commission's direction to staff. The number of
resolutions that Staff will return will depend on the
Commission's recommendation for each of the project
components.
Vice-Chair Buttress brought the item back to the Commissioners for their questions and
comments regarding the 22 issues in the staff report.
Discussion was continued of original staff report regarding:
• Hydrology and Water Quality, Dain Emulation
• Transportation/Traffic
• Land Use and Planning
Senior Planner Chad Ortlieb responded to the commissioner's questions and concerns.
Ken Ryan, KTGY, applicant's representative, responded directly to questions and
concerns from the commissioners.
Fred Talarico, Environmental Consultant, answered questions concerning the
environmental document regarding flooding.
Dino Capannelli, applicant's Engineer, answered questions regarding the dam fault,
flooding and emergency action.
Frank Sun, Public Works City Engineer, answered questions regarding a letter from the
Santa Ana Regional Water Quality Control Board dated 1-31-2014.
Amir Farahani, City Traffic Engineer, answered questions and concerns regarding road
ways and intersections.
Marie Knight, Coinmunity Services Director, answered questions and concerns regarding
the definition of City Parks' criteria.
Ryan Hawkins, Chief Volunteer Officer for the YMCA, answered the Cominissioner's
question whether the YMCA program had a Written Capital and Paying Development
Plan for the building of the facility that is currently being proposed.
4
Planning Commission February 19, 2014 j
Vice Chair Buttress made a motion that this item be continued to March 3, 2014,
including the second item for the Development Agreement for consideration on that
agenda.
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: Commissioners Buttress, Correa, and Gladson
NOES: None
MOTION CARRIED
5
e<mst:ir:�i�i-oo-ml axouime�o�w\nuxT'e\nuWmw»\vw\ia\iw\u�3vuA��e
� _ � Y�.� �
cr+��
�� �� � � b�3 1�
� g
� ��� � � � m i � � J�
N '� a w `� F- w a q
g a,��aa��no �}� a � z5s � � €Y Z c7 ,7, a g '�
cr��� NGrrie'°as� Z� � I � �S'3� o .>i p � Q� ��� k «
r g � � � �a'� ��d p V; °6 b
� � I ="xx� o�"« �os U u. E'" `�� �
� s � F�ms a g m� a o �' g �
� � � � - '� t~— � �� ok
� 3 � � �os�� � � m_r�. ���� eg Q V � �x m= " �
� �; �aak�a��o ��J�
se��.��
� y.. b
S�zLL���i98W� ��'�
� ' � �
� � hd'
, il r 5
' � s
�r�i �°�+�'y „2�:-�,.�,,�1�`i �s�A t _.r-z- w ' k o
v �`
�'���5�,� Il±j � i 1�.;_ � �� a �
� �`i �. :' � (i f+�� �� �1� ;t-�.�.,+��� ���"y,J,�. ... � y �` 3
� � �1' .' �C����=' �° �
� i^. y I� �'�Y� i � ��U(-11.. -�i'���. � �daic€ �
� � � ( I� � � '' �� `C'� �-a«5 �11� �- •
, . I.I�.I I / ` ��5 4�-� ' _ '�F, ,`�y.�' �, k �
L 1 I7.�] a_.
r . /?.�� J}1 \ , �
. + G'' - �� n ` "a o 0
� � I bti"'� ��� cw„ `�". '��`�w'� ��€-a
Z � ^`4Cl 4� .: ,F` ti �.�L��bn �.'rg�,�� %'.{ ..� .
�, �
Q ��x� ��_ . J �� .��� ���� ��,� � ��� �
C ( � � �1;� � � I i � �N"'�L 3��
� �J } � � i ��:.,,,� � , v ;
J �� �� ��' � '�tF �, € ,� _ 1 ;:��,
/1 4 ,�� i S i �T . � li �!I�r
Y� �f� ��A s�'�4��� �.� � � � '� �1�'I'. . �
� � �
� �E�`� 1 �1� ,�k I ` 2 {''.
J �����t � � ,� � : � � �$-��� �..� ,
"tr�''i�.yq , �'' '�=�` '�I it � r � �
J '
�-,., �r �� �� � �,� i 3 -� �i�� � �r>� ..
f fi � , t,. { � ,�-_ �- 'p�
� �— o��F�'`.� '1` t S �� ��7� . _ ' � F�l �`y}�--� ���' f •``p
��u,. � 'V�I t 1� Y� i 1� i�k 1 � ��
Y ���.- �1� i�Pt t"��i � r 1 w.E�s �����\j.
� 7I �� ti+�q � �, f,,. y k:
U7��'d�'��t�{ S!n`'�` t F�\l��' f h Vf'l� ,.:'�t���i�'4.�.
I k t y°r'`�l;� �; �\�f!�,,,j� h"' `�. t�ri�.
` t�F d�, �/,F�k a °�c$'�, ��.�f. ����a �`�-� i �1=
m �N i S� i`� � ��i�1 ��FQ. �{,'�j,���..�r v Y '�z W_{�a�
. � .. .-. J Y.�tMr�� �� 1v.CL��t / K �' �R�i'��. a
� �.�L�'j�+�'y'� `;r�'��'�i�� s- l'i-�°��t���\v� �r�f`�", � �V.t'
. - {{��•�1 44�A�\ 1 � �+ "1 \ JY'�'� �,`1K; V LL:�l
C t
�'S A+. ��"�#d� �� �� 1 l 1 � '���c��d ir:, 33
- � �4�r.� �fi~y r'� �>>�l�s �1� �r'� aa� �' �� ' p1-s
b �rN '��"�.� � �'�-`�� � �'--�
� , , , � �
� �fi� ! �5�� � � � 'u � �`��� ct�''✓ �v"f
� Y SY\l'i � {, � � i S F t� ' :��-
' � � a i' �-I� })�� f
y' 3.y . ��A1� 9 I E� }�I l�� . . ��'�J` y�
� � 4 4�= •1�#' ��--i,� �yyt� \ .. 2 �3.Jc� �� E���
- _� �i �t���� S d
�� ' � -
' � `� �e�a F- '�. �3' ���'` I' �1�r.�_-�c..,. . �- t,,,�a� �m�
��b� �1 J i��,.��} �1nC14F`y�11( r �� y r. I
g �� �:��q + �i��. �-,� > � , 4 �. t� �__,, yJ_
M gE i U oI8
' I � � &ve�e . �Z
� �� '��� �F �
Y���� $��� �o �
d � p:5�3 tn „A
g��„38 - It�$= E-1 0¢ 3� I�
o w���:g Z a���} � �W 3R: I�
o� �_�.g x �� (Yi �=ss �„
W ''�a� �
o�,�-�c`���`� ��3a� Z n �
I � �� �l � �a��
. ������� w �=z di w � ��
O�! YMtl� (7 i"�J.�'eS LLa
. i _a� . r� o{A�� �� o�
� je� < H/� '-g� �� �N"a
@3 C d� �a ga ��3 b'� g 3 _�� _ H a i� F-oS
�9 ' B B �$j �a a �a`-y� �'.f� b � � d'�
�� g�
�g F���� � aaa �� � � 5�������f� �?�� c�� 3���7 � � � �a �
gg $ a- �a sge � � � 6g � a� 4 E� ����� g � � e v � � 9�
@ g�g� 4a uW y$g8���_� �es Y. � Y 6 �c � �_ 3 :� � ia :5� e��a ��s. � ��� a
, �§ 8y�oe �� `€_� y � F E�$gdk„E�� g �. �g w`-� 5��,Y R �� e6 ��.� � � � gtl 6 g»4� y�� gW��ak ��Y`g�6'��ktl�3�� ���� .
� y- ?^ �6".0. � �g �b-�i�� �` y�� �a�- ay�gs &� >e �� � ` �3 � �� ��_ �I6 - a ge.
���Y � �7a��; � � p� �W�.��4�'c g��� e��' �°� � . �$ 4� �s��� d. .�g g � � �� ��j �g'����§'$�� �¢��� Y
E� a �S- 5 �Nx,. a �u- g a 5. � ���W� b R o �
c � E b� � Q�� � �4ca s a t� � 5 �o W�g ac 's ��e � : �o �"��� �s� � b
� ��� � s>�� � � �v�5�4 c=�� � �`$ pp s a �� �� � W § 's 5� � � � � §G� � AB�a2x
�. ���_ e� y g �4= � � ��`�„ �i b � � � � � y a a�a ee �$��g � atb 5
9 es� �e �f`fi a� � � €Y���=e.�3� e�. �€�� �� � � � �_ �g� � �� �„��~� v��w �� ��"e�: € a�g���;�� �Y��a� � �
� �S �€_�� 3$ mv�e�� n ��a �gi��� $g�"s g°e��� �:9i,E. v�e av eg� i � �€ te`s ai,�"��> �a =e ���.���s ��a �pkg c �y
�kda �xe�� � @�"s9@ g =�3�� °ee���� �aeg � �„ � � � � � � a ��§b ' €� �3��3� e. �n �-e� �" u�4� �m�.�"g��'`"a ��� .
C.as�=� p��g5� @ x- ���- �°�- t�'^44�$�c�e � �v o 5 �S�s a.."s S> � '"4� �'rs�'a e �� -a���-s:�s�e 4_� �
d y �w y � � �'Wic ¢g x a- n9 � G.,. ,a �3�Se��� 5 c � k � e�w o� ae 4�.�.�
y g€'' p ��-e dp � '�-p�� a€�--�� �����§ 9 B�y� sy i �i nae�� �a 9 a- sv n��;"s��y ���a e�������y�� �r�g � �
� ..��b d E>S b g� kt �o� �q y'�� ] �y�e'� 5 CS � J�� g '�� @�s � d'= y �+� 3 y>. �
4.Y��',.`s� �t��� " 4 ' �'L$ �qY^A �Ca4 � S � E�:C$� Y �' ,Y,.� � et�•.�'g� �g �2eb Sk��y�b�: b
� ��" d"e`> ��b g CY g a �g ! 2��F Y �S� � Yd d� 3ii �' e�� �S "p�� g �� � �ay e`�k����.� 8
- f�yv tl�'����t � �tt� S �'pyg �e�p�"v�$�tl>�b �� �5���� � 's� a �C a � �� ���x�� �� � ��A t v �'�a�i4r�:� ��-� a k
O Ygy T� e� ��Wg�"" �g � 4 k8 �da y p p .. 4" � 8 ���€ 3
J �en�-��� S��u4�#� � �� y���e��F,_5��8 ���k>��g� ���g���� � o��� � $��� � Fa � ���i� e� ��e"c�����j� €�;�a;��e�����6�5Y�������� °� �
Z 3 � p
< ��:t€j$ ��a„y,- 5 ��� gd�gaaa4�abf�3 a.9&� g�`�$� _� � �� �" a.� ����a-� w F��e �'.. s�ge�e�i€�;�_�.Ai3�€� �r,Y � s
yy z�$-�p�;_@�`�0_a"a � � � y ��aypa���y � C�=i W � o ���� � � �.��'< �� my'y ��y$� �� s �
W 5Y�dg u Y' � � d�� i�� �� .�,IYE ba�c ���k�&ag3� � �h � � �' �d Yd E �E C$~t..p� ��&�� �a'"��F�e3���? �g�d �
:�54�493��'�� F � � Y� � � E. Y�.� `� �e �� a� o d � S�§° ��$° E g���X � u"§�a'e�s v"�' e �z $
� I J3,� µ � �5 � J S�s ��.,t �� t4 E��+��9 c g�n4���� ¢.�m ., ��;K �'J����1 P5� � �3���xe� g"as �� fr4"kW���p e� c "�
W�oa�����e:i' ��5�,s �g.�a��aa���>.���6k 4a�i�:..�:��. „ �:a r�� « k¢t6�Y. ��> �. a:�.,.�c'::�e.�4����$�����:��s`�n§k:�:��
M- . � m �
a
I
�M�x�+n wnad msf -co1�.ua'co-rmu�oiea\T�i�re\dw\�mavn�,+w\io\iw\si�sava4e
_ \� p
m �xm ° �
� �� _�� � T
¢ � ���o�$ � �
�
B � �
� � . W
� � �� � � a � �
� � ¢ � a a
� � � � � oE � �
~ � � " n � �' �
a P � � � O
o � � � � � � � � b � � � �
'- � � � ' � � � � � � U
� N � g � � E 2 � � � � 2 � �
Z �
U i " c '
�1 9 3 �� •e
Q I I o�� U 1 � � O I
� y�mpo Y �' eW J� -
� mR" i,� a:+ --i „ �� 1�% � �f�81
�I ✓ nn R� �:r' W Z 2 � ui'9'
�\ -�- fZw e�m : w p ' . ' O �:{�
+r„�.r m�� ' d� � �� 3� U roiN3s�� �.i 'i U czi vf'�i
�R ly.r W T � W �
' z� o� 1� m� a o —_,� n_ —�- a� f s6�'',,_� a� �q:e:
� V �i 1 �� 3NIl ll dOtltl `� T (��n zrc . V'^ �1=€
� .3 �� _� U„ ann uaaaoua� 1 V �R�wii I ya o' a}o ��ra
- �� �� tW/J� �:,� N : V-� mx F= y
L �'' W „ _` g
,.z ;� � W ��
3rvf1 A(tl3d�tld N�``` r w 6
I
�
� �-J
�._ � � �
^'_; �
'I
e tI r . /-', � ,/ ��0 F 133HS 33S 3NI�H�
� ; ,�� � + �� . .__ l�w a
__ - , � g 'r.._ � ', ' - _ -, ^.1 �.
. - _r �I .. 91 �--� -' � '� X,,`".:1''i
�,;E � , .: � ��`. ..1 I.`,. �t.
� �,�s+.�� 3'� .'n� oap - __' -..� "� l 1 I � ,�; l'.�1`:._���
_ , ' � e s ._ e ',14 �',,�,,,�;,: c
� v \ ._ - �e�'� - 'Y — '_ � '� �4` �i��•.`,�,o,
� yo` �a�h _' J - __ - _',Tz°s"- t � �,������
„ , sx � - -- -- - �4')
�� ( o - �'`� � _ - -- --- " — ��S"+ �\�" /
� '��' • - _ -- - - s�:- - `:,�En' 'F,`.
,\�� _ t"-' " ' _. - 8 , � �.� ^� ,p- i' �, i,I
� � 1 AB`� ' ^� � � '9' , _
�� ���f`��.- i� � 1 " t ' ��i � `�� 1,
�. :,i _ e�. �; ' l _ g , � ` � 1 �
\ ; -- �(i' �� � i : a / � ;� , ,�'t�, �; ,,.
, _ ,\\\ 'i:`� � _ , c ;:'� — _�' i -_�, `; �x �.
\\ \�,� �� 1 \ <e� " 9�, �� ` 1. ^,\
�,� \ u��l 1 � � �b �� �� ro�X � �k 1`' �
-�
'k e I � � x�!,
; � o�``\\ 1� �l�L,� � �, --- � �"� ���3 „ �`�:�
,�� � F,'�rR ' \ \�� � '�• I� �� ,�' �v� �',�`
al �A � � 1�,
x �� ��, �,�, I/ ;�� M x ea� --- . _ ^ l( � � ;���,
� �I11 � 'n\`4 � \ �/ �'Y~ � ~ �'�}; �� � 1( o-k ;h�
\\ �\ /1�� \ m �h ` M,
� �\I � � � �� � J �k � 1 x,',
� �., � � ` 1�;
, \
, ��I I�� _�3 ., �m; ' � ( // �\ _
I �� I�,,`111 � ' � �9 s el"�:e � ...� �� / a1 \\_ v Y, X`
" ¢ic�a� j- r- i
;�� II ���� °Ra ,� i \ ( �M
?" � ' ` � & �i. ,w.. `.. ---_�, % I '°h , \ x 1
' ) j�'�1 ,1�1� 1�. �' `� v,� i r �, �,_�_� X
, ���� �. �,� _ .. � ; � , K�,-�
j n i �.�_"�,_ e ;;; � _, ,
I�'� 1\\1` � .,,i
9 t (
�' � \�
�r / � '�\' �I l' �,_`� md W � --- '--� __ —� • ,—__.. ,�,.
I , `� m�, � '� ; � �
; ' � I ', �, �'11�, '�" �;� ,:,! l_.-�-� � ��/ �>�,
� � , � �� �� , �=- � ,
! ) � ��� ��'� ` `` ��/' �---
�
� ---�-� I�� ; �^��, ��� ,�_' � �� �,
� „ , �� I � ��� 1 »a \ , �
i
a
� Q � � �.,�,� `� f�m o F
`;� ✓ ' � - , � g ��oW�= � Q
�, nd3e-i �O �� '�s`�_ Z g @ f
�„ � z
i �.r Z , $ ¢ � W
sg�� W n �:r p �R O � � � .7 �j
N U q� � H � ^ Z p.i
�$a _ �� � � v W ar � � a d � � p� °"
'x �� �� w��'sFl �W ¢� o € � ° @ a � LL E-F
W �'� - a � z � � � � � � $ 8 n � � � � � �
`� � � �g " .so , �_ � € � � � � ' � s � d � � � U `� �
p� � � i � ( � �n 1 I ~ � g � � � � � � � � 2 � �
, � � .�._ - �I1 ;' ; � > U oO=
�, '/� i�`•,\ —F �(�' ; � �: � ,,.�; � j .
� / , ; � - _ �—_ --� � L.l
� i \ � f i � � � �' �� i�'� h / .��
� r' � �ew �� � _��,r( �X I ' , '
�'� j i / �
, ' j_tf--�' -- � �-��- � - l .� ;,- .-:� c 'l /+
: -� `'L 'Q� -- , , � _ � / // ,, I � �
;
�� � ,
�/ ., ._
. i-:1�11-.._�'�_-__ -___ __� ' - `` e' g J� / / y .
�/.._-._.._...... -..1...'. �k
ii,'-c�L _ --- � � "�,-. '<- ��' . `������_J /_ ,•"� I .��i.
' l A __ �- � ' . ,�-___��� ' � ' ' �--� �
,. ' � _ ��. _^` �
- _...--r
i � , -�-_� ` _ � , % -
' � __ ' - _ -�_ �..,_,. _t�� --_ ��i' ��� ' ( �� - j � � ��.,a
�„ " �.. I
-
, ,-� --
, ,_ . _.
, , ,�
, .. �
, � � . . '�-..�.,i: ``'��� _ _ ` �-= ��, i �„ w a'x g W.��o
"'
-t`.
. _�_ '--....��
' 9 qa__� --�. �', w `�__., t , \T�52_ " F'_�"' " _ � �j �.._. W
.. _
, �'
I .._� ��� '-....,��'-� _�'__ - -- -____� __ - _
�r_ —' - ' -�, . •. _ __ - .n� , _ �l� � °:es
_— . ......
, - W
.
.,�
,... m
i � „ � .� �. ___; �_..._..._"--\ _��^.-�.c: W ------- � -s;
' ��� " --
� 39' _ , �.. `� "": - '_}_�" _ 1--'_ "_�:
�� '.y- � �"u
� .a� ,, }.; �__���,,_ ,. ,, -- >------- E - a - �f '" ':
:�3:s'
� e ' � y �, m t " ,-- -- � i�
g �s�. .' ', i _ ,x ... _ ;'�� , ' =, . � �� �
_ .ise,-.� I, i �� - :d.' r ..
! � , z o � a } j!
i .ab '; � �j ��_ �) i
/. T � __ � i._ �'+: i t ,,I
. � o Y��.\�� -'. . .:. --- ..__ � t; '\ ���' i.1.--
' , 1 __• T�� 6 �� 1 � � �� � I%;
i ��.� �. �� ' . � �� 1 ]� .... _— �Q
' �}� / � i `\ - � 'i:Y ��� I� yl� �I,' (� �'�' �
i 1�J:�� � � '� _ } �� ' li � � � 'ar . ii r% .:�'�K -
i ; j��i asr R� � ��i. .- . I� ' I�
� `�/i . � I
� � ;
�.I ) � �,"',/� _ — - � I ; � �i � ' � .i j�Ii
$ j i j .Y r_ .. 1 .m �
. i i� ;� i'- I \ er ` i 'i ' � .a �';� �I.i� i l I
1 � ' � �� g . ��� � •
II � (^) ` I � ' $I
I � ) ? ��" � � i I � ��� �'_.'_
, �o � i C) � � T I''� � �- <i -_..-
i � I '> j ^ � '�'Y Q � � r � �I � :f �
����i I. - �i , � I,- ' , �1 ` � i � �;' I, I ��J ; I -
\,6 ` '_ f i
I�., I i� � � � i I ' '. °��� i-i W j ��.j �' � ;��� '-- ;_
� _ I - i . i� � �I: ,: � - "
� e I � ;i ��; ��__ � ;0. , � � ',�;; , f, i. d; � j r, ;ry i �;
- 1 � j,' I i i ''� �� � !-. � !� �'� � j I�� � � .
� �;
. � I II � y� I� ! 'k i „T)l� 'r� � ��i �� t� 7L_ .}',
� ! "� I `s� � i r: I I� ��a i..,�, I _�s
i '� � .�� ; �!� �'�' _ _-- i I � !� I ��'�1I l i !& I��:�, i f'
$ r. y! C Y
' I I �I I��7 \�388 � i�� k + �I 1/ O I� f�✓ '�I �..
. i I1 �I li �¢ \1 � ' � I �^� � m'� � �/� �V I+I Y*•\�—I_--T�<(-J
� I �I I I II ��__Jss�._.,��__�_ _ �� _ �� Ij ���I�V '�..�--,�"-��.
� I G ___
, I � I � ; iI' e ` � -h=- .�_ � -- -----r-
, 1 sc , �--
� , � , ------—,._.�......... _� `\ro, ----
. i • ' - '--�---------_'--- \ •` - --- -
, , � i ' / \ ---- ` - — -
___ �. _
;
\ "'__-__'_'...� `-•�
� . �� _. . '_'_'_ " __
; ;y
�, � --- .: _ ,
- ( ------ --366 � _ _
�� J,. 4.�-.C_
_ _ , �
' � � � /
�
: ----- -
, ------- --
----_— ' � ��I
. . `="_aei_.--- `���^
�l . - - -
. _. --�---- � ,`�� �
.
_ , �� ,—� ��-- --- - �- �P �
s ,
n_ g �
� � �. -- -- --- --- - --- --- -� .�,
q / (� � i �_
� -__/ N I '$M1i . ) CSC , �\ ', ^' !11 l���
' 1(}),/ � __ ____ " � �
j � � � 3 �� l 4 `_- . K��C � � 1 �\ry � �
I a Qa . ��V 11, y` ��1`1,�\
� � \ ��� I , -. o '"��-�k '- -` , i \\ ` � 1�� �5 �-C;
y . . . �..Z6P�' �� �1 � 1,,��
� I ._ �, ..-_� �' L'' � �\ �� b � � 1#,1 11��1�� lI�
�,'• ' _'/ J 0�-..\ ` ^`�:�&`��rk . � '11�`����1'�='� � ��h�
� ���� ����-_ - � .�P ,�. �,� ,,j, 1
�; �s� ``� �—_ _r i `a � �;.� _ -,,��;'\,�J ',,�;
d0 Z ^� . i � � ` ':,s �!'•. ':�
133H _ �� � __�'� ,;., ,���—;
S 33S 3 ��J'• ' ,:.- ��r' ,1 �- '
Nl�y�l a" _ �`, �i�x p,
dw ;'�,,/ ' 'v '\ `
1
ad fm��m:��i� -ml rv��o�w\nu+Te\nu\x.�ow�\ml\�a\�Ba�zu3'vw'e
\� ' a
o� Y r
- <'d' � m�} V� � �Y�o��i� � �
J� � � � O� 0� � S �y
a g U F f;,a � � i W �
� � F,f .9 ��j .y_.I �,W„ � � a € � Q � Q
Q� �Q� � y0 � e � � � � g � p� � K�; �
<o "x LL1 Z~X a p Z g 3 � � � � � U
. m6 � Zqo m VW s W J � � ff s � � �
' �Q� � I�i Y OC 5 n o z
� \ 8 W Z O� � � � 3 � � ~ V
a � ..��� W � � �� °as o � � � � � � �3
� '� s `� aw m z � � � � �
� � � � < > c�'n � � � � �
��� �� � � R �� � � � � s � a ..,
3'�� �¢� @ \ � `�c � O � W �� •`�3 -
Q � g� w ai
a ti
�z � z �
F ^� �
w
N
�w ��8�
�,� � i ,v �,' � � ,/: j � �,,_�p� `,,._.�'� / � °:f�e
� � i j-ii
_ f / �l � 5} `I,;�i� ;' ���� � � � i�� ,, l�;� l �;:�;
{ , � ,' ,_ , I / :; ��-�.
� 5 V'' '/ ; —� .. ; Q
�-�1g � �� I � ' l e '�. � �-:�.. �i I �� s
�/ ;� � i ' . : . "� � 7'._
� � , ,. .. � � � �N ' �.
% �� > ,
, __ ��t, �;
� A _ .f __
. �/��' '� '� .. `\ F�- t .. ;f� . �J �/� .�
� --� ♦ ,'f',��� I �
x � i � si �l ( � ,- ai4fe. ��t�(% E
r� � `� rK� � _ � r.ii !� 'i ';.� ='
.. - �',R ±;� I,I � 'P ; � �il,r�i.YS:a;;�\
. ' ',/ ?i N i ~`\. i�' 'j SY I;,;�� I�': —1
i %
�.)�. �/� :' Z.__� , � �i Il 'n..�
„' �s �L. � ~ r� �� a � 3
� ,- t � �.����l,� 11
��\ , ,�' i �.� fi 1:';"u Y..._':_'-C
: s . I��II, �r,, �� � � gs ' I �i 0 fn .��L �
� � 's� i e_ i i'', �.I fr� 'I I� � G-
I� �� 5� � ,;'�i; II� � rL,
� I �� ' + y{i qy� � i 1� 1 1.-
� ,li�i��� . - i � � �.Y' �:��� �I��` .~.. �
i� p II !�a i, Y I �� �'
� /�� 'i�r � i., � '� � .i �
: �,i�/ii �� i��v . �_„ �:. l� �� � � � $
,/ � ' , . V � . p f {,.
,��/ � �;� ---- ___ cj ,� id� �� � � � s�
\t �I �' __� _f '` T LL h '` i��'�''�I, �€ � � �
1 �',' � - � � � _ , _ �, ir� s ,,
ry `j / r `• _ ,.;k � i� C � _ n
, . �i f I� !� _ �� . 3 \ �, � 1�� y tl e e N
\\_'lv �I�� � "x" a � �ti 'c�-1_�r1` �'� _ ��1 � 4 �
��� \ �
1 l \V ��.. � y 1'��
\ ��'' I� ./,:. ' - ''�� ��� *�`�1��, �� �
\ �\�1� . �'i.._ ` ' __ _ ^a ' riJ��.8 � "��' l
\� �\'`� - �-,_" ,=- �I �� ��f',,�
`�\ \\� ( ' —=-" `'�x,_ —^e:'_=`-J�_1 ''` %�V,,,���
� •'„
% -�—;
' ,.
� �
�\ �\� +�;�._, R — ---`-- .,-'- - 'x �', ,���, g
�'���\��� —��� �--.,'-'� �, � �' � ��-�' 1`', J��1 -
��,J \ �' ',',1
l� �'� '�" / � - �� �` �`J
��'�.�,\ � \\ �- �� � '11�% � � � �
�a( \ 1 `1�' � � y� n2 , s„ �
/:�•.��UV �� \' 3 �.� �x�7 R+�
, ��\�� ��G s � - � �. -
���, � .� � �'�, f� �_� ' -- ( � ���, _
1,�,���;�.i � ; ;x �\-� a � , 1�b
`�1, , �
Jiyl 1�,.`�1 1 1 �� \(��� \�e% / �.r 'r° r 3�
; \`:: �Il,;, i��`f\,`I�j'`,, j,` _� ;�� ( �l��� ,
n
/ �
��r .;;�.`I�,i,���.��� �, `" i v' ('� i H,�� - ,1`
; ; 1 ;;-� r, T 1
; '� �����. � � �� �t� �I a _ '�,,, ��- : � - ' x
, .
J i
, ` �r/r�,JI� �1 l ,
j i �`� � � 1 ..—�-�i ���--'� ,_i � .. .ti..
\ 1� ��/ �i
h�^ (��li (� � ����,, n 1> �� ,�; �� /�
\—,i �iti��\,`..,'l I',j,lI k\��r� ;1, ,. (.„/�� '\ �.. 1
� � I � �� �J �---� �,
��``_.��.-- F I�i.v�'i I I j;�l��g•� l L, \
I
I
e fnr�i�uai zi-m-�J auovio-u-ieeaiw\i 3swAninorp�mManmvwGiwyw\�ee4�»avA'a
�
C
� � ��� O � • � � t�
� � � ��:� o.
u,�N� _ � n.� ��
� am s� � � V W �, v a�" $ " � k
a�,em�aa�H�o �� „ g � � � E F" � O � � �
��` ��` �� I�L�1II � 1$ � �a°g � � W � � a�, ' � �
�crn" Kcr.*"' j= i Yl I / � W��u y o o y <+Y � U O U Pi�� ° a
3 �
W G t�8 � �!S�� LL 6g
Mi q� � J I �d°�W 2 S s� Q^�� Q 0 �{���. '�
G � 'd � 6'SG ��' ~$$ � Y �.7 N � ^�e
� � � �W� n � € r� u5=° �� a U a � ` �
� � a�� � � o
s���aoo�$��e a� �� �
j« yk
`o�e:Bec�S3ti� � $g, 5
� � � �
a � b.
= �,
: � �
Z �� °� � R_
. O r' �1`•� ��n�ql,� z� ° � ��� �� �� E��
� � �ilh�al ���`��V�����"�,� _ ��g..a �
�� j�i��,��������,�1�<� `�s��i -�,z- -
Y Q `�=5�i������ ,� 1 t,��il�l��y J�'� � �"s s �
� � � �� �
� ��?��I � ti( h"� 1 ��.�= t � �4;,� ����
W � -.� , � < � , �• �
/� r; 'i'- �y r r ; , t' �� � � � `' i - ?' ��
� O Y� .��.� �.�z �71.rk 1i +� �. � s} ��e
` �i �+ i��,i�r`� �'. �''1 . F i1� � . , . Sk�
5 O �j�, ���- ^� ' �*�9��- � �
t
1� � 1
� J ;�r � � � � �;�: �� '"� ; , ' �
�— „ r� �:a� ��x f -- �� __ �1 ± �
J ' 1t�
O �;� r�"t�,�#� �Lti `. �! ' ,. 4 ` ' '° s ` �
W � *�(�!t r � , ^/ r p\1� � Eke 1� _ F .
1 �/ � �,�ypd�A�����. . ), 1�'V h� �����~ � ��. -{��1• , o art:l^� vj
.. � � � f,i If �,'f � �I, �,'�I�If �;1 fi�r��� . \.f 4- �/� L t ... _ `9� -
. i:.k� �P '�, A1 y:i'4� i f� ��� p� .Rr 4�r � L^
� � � ,1 a �G.,� r� .i � yA ,, � (" 1- � �r-
(�� � �1�"S �� ( ifl ' '(vl���l:+H_ /+-�#r � - � .
;a,�l �:. r 4 )7: cL (i � � �:;:
r � W �,� � �\ I t�/r :t I ' 1�'� �L� 11� . �w x
, , i� 1. �i�a
�� +� ��.� / ` � , .
. A 1 1�1 �'-r``�'� ti: ,� �fi �. A� �� � �i �}y'rs M1 . � u+•�E�
i
IV ■. ■ ��4 �� _ rj � d�197�7 { �_{?
W Q : i �� p r �)i-j i i 1 4 r IP� � � o
V-a;
t ���"�� 1�t �3 3. i 4�� ,� u�.'�3
/� � 7t -i' ai� � � y\ C ' �.
Y� /n '�� � � �, ��; a a� > :, q.;:
O v, i, Sf U%� '` � , Jr i i �l h F i �=.g`
♦ '� `
J ,! ' � �� r �W Y
� 4 t \ � I , (
� µ +� a,
� � l '4 al �y .'.1 4 r _ ,1�� . :. � a 3b ��A� 3�
I
a� � ���. �, y �; � � �a ��5 �� 8't
- � � i.� .. ,.. , .� ,. �.". i _`'.i " � �x ���'� � �
: �,t„s. '_y� .��.'_ F � e�.� :,.6 � � � ���,� �°�«
W � � � � B -
a:�?
� � �k�a __
� d �a�� �Z $o
� � � ;F� W
g -ui
s $ � aBWL �a �
' p �� � W�a�i �U �u
7��3 � F- g W� '" �
S= O 3'd V) m�
. �j���� w��� � o¢ 3� �
�k ���� } Fi� � o��Ra lY
�is�e� =E¢��� W W£s,�P„�
ci aS��.,���g w@��g� 1-� w R �� z„Ag<
t-��g$�g� ��ssy �' LL 8fl° �"-'
w ��a5 �:-��B� �
O�a�ry�i C7�tl.ad T� ���� � o .
i�� � Q o °��� �o x��
�: a � a ��_ _ ; , �e��W
�� � � � � 3•�;a �� � : �'"aa
c� �v �� g �¢ �- = a e� r��� . � a--.:s 3 r-$i�=
S �,�3 K a�� j� � e b �§ oY��a�s� �;eR i 3 �;�g: €
. �e „g �' � k, �§ ��" 6 C� 8�g e � v , a� � �e` a @�u Y�� a=¢@ A � o ea�'
�y '� tFe � a $ as'g� _� og & ��� $ ;=2: � . �y
3� �Y�b`t � �^ � �3 �g �t�g ��$ �,tl�� � 18� q 3 v'2 o Y' e ��Y�b �E � 6 = � � � 3 >`�.�� b B'�b e� Y:�,�`J i��
6� #q��,_ '�'3 �a a4 ����6$ � sEM` `� �a ��5e s s- ; e� a . � e ¢� � ��a5�� � � si�ua e��@gs��e�s� � B� „
s ��n-� sy -go� � $ �� .S a��g� c g4zx� e s: $ g= g j»..g �� ; � -�,.� ��e ae:�. �s- y y' ��5 ..
t�v § � 3 � k��e Sa"3 ��34��'3'3 �w � �`a's.. y 6�y3 . 2 ���a � ` a g � Y= �»� �Gl�� ��Y a�2'"��� �` xa3 0 �
tlC 3�u�ya � X � y q g $ 9 �e �e § �� S d �!'< C�d Y � 5� b� z
a?b' Y�y:���'3p�q�S��� y��gg e 3� �g€�� � �e a� :�3'� s; � g��� � ����w� �i� i�§�' �u���stl�ad3�'s.��'k,'�s €
� �a ae�=� gs ��8��� a� ag a� 4b�ffioiy �6'y„ � � �xs t,� e Wo �� gs� s W t-�x c,� � " �' �r3�ac's S; W
�� �a���g as �eYa�a e 'r� ���:����g3. f��'�3���= �c • �g �� ��`s� �� �c 6��R � �e j�������a k�¢ae� g��4s5cg7��� s��'�3,a y
�a�a � 'v�a8 �W4��`�8 �W°�`� ��� �€��a � � � 'a ��� o. �=�v:> a ��" � W
�°3&a������ ����g�� � ��:y��a��4�es��� r����9��:�aa Z�e�� a n� y�� �S`Y� �a 4���y5� �� `�i�i���5�� ���9§= ����`���He��g��4��g � �
,y_.o � � � ."'a bg,�Y°#- �;�e_�5 s�e� s� s e 8 en g-�-`= � �s e s`' �� ��; g�=�aa�=-g�� u�s�:
. Gi ��g�g��a"w3�� �����a� = ?�������nC�i�'���eae�3@��g6� y��y g �� � �� ����� Y# e��e���3 �'� _��������in �`-���c�`ss4`�en�����b��ea�;.
�� � e� �d�$�3 ����5'g� � � gffi�yyvs 8a- �d �€€°k����s a� �� � �i . �__ �`s y n� i��:'Wj�� �7 ?3 ��ge�ys� �g�g�i����gY$@�:s='�� �"s�;� y �
�. Z W�4�'i��'"Y 5 " B�d�Y �� � d Z�cCo�Fa' d� g'Y�%C 5� � 4 gn pY�� 3 �:E�< 8 i g^43���. �_ d���8��;�o.�y'�8 d =
vsa�,g=¢ ��:s»`^ 0 g u vrte�� ���>a�a��� � i,.n �� 4g=.`s ��, � � ,.� �9�a �a� a3=°5-b 6�� �.2�g. �u a�sK 8
� �.4"�3���:$� a- se � ���Y ��na�a�4=a� ���W��i��' �W€�� � � ��$ g � �. ��� 5 saa�*t �'� �� �
� g .€- � e_. e r.y �
¢ � s r�=� �e ��>s�5 €c2` g's �' �& � �5= 4 �� a�3.. Y q e¢ �_ Y� .8Y�y$q �j��g tl�gW�e�d� F t'�"a y
w ��e��3�9�0��������G� ��sF$.�4v��yg��ag��4 e�ga��,�����e�a��M� W�� � j±'�� �$ �� :e a��a�e� �� � � � F��s e;;
��g s a � gq� }E e y G g 3 ,� � g� , �qg 3�a��e������3��C$ �s s��sE���$���%`ss�������a5���gn�a��:�E �°o ?
� 'dh<$�'SG.-�£>ae�d 3:�'e .B.bb 3�E8h6 3��.�hlf B_d: G.<YY9 �< 4: �_3�... . -
� � a n � M a � . x _ '_' _ ' ., x r . e .e � a �: ' v ' ' ' ' ' ' �
S
w�a r�iaa fnno�.ca n b�)v�o'zo-ia-.re�aiw\��sw\TuxTe\nu�^xmv��iu\zo\�ve�v.nmue\:a
� . ��� - O �tJ
w �y� �y�
. o � �m fi _ <3&W�� � �
� ,����$ ` �� e � o o z
d �.. ��o�� \ Q� � p '�° � �
_�4�Y�I��a § &F+ p � � � 7 Li � � � �
. �5��� '� s��� � r a Q �e � d �z�� R Z O � O
� s
�+� H � °w � � � � � � � � � �--oy�a�] �
os � � �Q[� � � � a � � yyy ap d�y
. W G Q rJ �g N � k � t. ' s@ � � $ : o � �•�Ri
Q - V Q �t W �' �' � % `' x F � � � Y Y N�, pQ,] O
� W � _ �UU a 2 � € � 6 � � � � � 4g ~ "o' E] �
N� � o 'N"FcV � _ � 3 � e � s � � � � � � �` € U a 4t7
.. � � w � � a � gSOa�U � c~i � ' $ � s� g � s �y k � _ � � � � n �
��� a ;e� -� v � o�Uz � F � y „�yG �q 4q pyqq B q � �S �q M�� �e
�„g� ��L � �w O N � & e B 2@ e@ B 8 8 � § Y@ 2 Y � ��Ag
'. `'�„�,g . V :� V �.. .QQ c ' ' '��� S2 _
. g a � L--L�^�-F e�r� 0_3�
. °�� J ��.% � _��_� � V�8'
�X�
���c n� r IL T 1 � !/'" ..'"� "f� �.�E
:r �h � -,' '� �x- i{� ti_�a
`�r�" I� _. x.._..�;,� -- '
I S �x _. "�_� '� !- �� >:
X ^ �� /
� � � �... ''� <� �� aa
\ / v / ��``-09h--�' - �� 31 �
���'f'� � x =
}+ , �� , s
% , �
�
� , �
� ��� r ,+, `x C �� -_
. ah����}, ,y// 'x �< - _r Z;� r_'." .
\% _wti � �x ��x��- r �
��� ��_`� '�s,:i'�� ���J�^� � —�`�__� �oF� u;�
L'" -�� ''�- " I,
_ � �
'�e2"<,� . ,: _ -➢�. \ �,i�. ��
i ;.. .. �� �( � __ .-- � e ..- �.. - _.
4` �
6'\ �/E' /
/Y �. �`_l- �E S".n..`>�„'�`�' • / ��
�
: � , , � --��' G4'v__."--�__'e�'�
C 4 ��� /
,i ; = � :. -- � _ -__-.-- _
,� _ J,
o ,..� _ --__ --__----- ---- - � -� %
x -
. �'pL�� � ��I� ).� =' �.-�...�I\ __ _ - �- b— _
� i-
..
\ � ` �9r �
/J�,' `� , . �,='._- . �� t �
. ��ja�j� _ i \ r�
� �' �_, �X
� �� �.E_
/�� a1`-' �y "}:;'��/i�� �\, "�`�---' �J.__� ox ;
.
\<. ,
, � �\�;' � �� �
`"" �/ ,__fir�;:� ��\��` � ,-�---��� � �-� - \ w
.,�, � , �...._-------- - -�-
;Q � c�.
//� � x�� � a� , � „ � $
J' •��i �' ��� �' � �T� \ n\�� . �
,�\ ,���'i�!.. -�`----`.�-n>b � -- � //�� �� \6�4\ '�.��� �1 ';�� �M.�
S t_ ,
. ,�J�s,a ��- ; ��..� ���:— _ _ _ �, , ,, , k� ¢� -
�� - —� ti �>a � �; � �;,r�
i ' - ��� --- ��u .. - �. �, �,, ,�,��,��
4 ei�� � ��,�,: ;' �� //� �7� '` ,, i r ���..
> � � , r� _ �\_y�� n;o `��(n ' ^.•~;I '�G �'ll il,���`
oe%�,� .=�1�!` �s.`��' � l � x � � .-� ' �. � i l�d �` l l ,ml'
� �64�0 'g ��,/� _=ll� \`Y `uJb��_ — �� m � /e �/ �/ // C//p�'` _
'' +� / ; '` � t,, r.
£ J`L � � �_ ' � \ R // x /..tt/�� //
�B� � ��/�' I J4�__��_� \ \"�rl„_ �� �� i b 1 � k /� ;
e� f � .r i .` ___ -a: C'_.\ \ __ i .+Q r�'�� �
� // � � � .t -=._ \ - '�� _ � �< = ii._ w � �;/ 5���"� I
s.: .:,x i /� �^0. -"'�`�o�_,, ��( S, ��) � ; �� �,( e
.`y1' ,� / � ,\ � /�I i�i,A _ _-�� � i :y � .v "lj; 2� ( k/ �'i��
'N1.. � � � � � � / ` /'3G`\� � 09_��_ /� _ "\�,_u'O / /i -' �t / .�/ L-
, � �� �\ bo / \ .. 6 �`- / ��l �I�Q� l ��
\ �i y
;},' i�"� � J \ � � � : �q...._ � �/ 6� \ ac:_� x (�i e: l�°1�
; � . . � �-� x � \- ' � �'
� i i : ;; - na� ,� - ---- __ � i. � 1
. � ��;, �. � _.. �
��;.�+w:r>--� � \ � 8 '---------,6 c� �,'�-i% j I or.
` ��'� � $ �, �� n �� '"a � � `I � �
I� �_o> � \ , ' --
\\ g` \ ^ _ '� 111 6 r ��_—�_.. \ �,� o�X e � ��� '� X�_�
,��
��i ` 'p4.- ,� � � \. � .�= ��_�� � �-
�\ �� : �� o � � 'r ti � ✓�
���� ,��;� �� , § 1�� --7 � � y � ,; ,
n1\ w�; �,,\ � �, � �.. �� \ _(YS', x � �� , I.� � /
1`1�\�� ;�i g'< � #� D � „ / � I - �� i i i'.'1r il k �
i � / I � i
,����� ��, &�a ; §,I � ;�; ` , �� '�,e � o x ,� ,� �;;; i
,, eg , F ,� , ;,,�� �x
�1' � `� V �°'l � �� � \ �� �� I '° � a
�� � � �, Iti���,
I+ ,\ ���>x ��'� � � _�} '..�°�x�@�" ����� x �: �II ��18q� �E =�-..
11 \r, 9 a3 ` � •� '-'i � � --em" " n'� �I �, i c1 a I
\ Y� �
� 1' �" ����� � �i � � -¢-_ _- _� " -�__ _-�- _- -�°i \�� °�� � � � I u� _i I
' a �'It, �i � ,_"'_ -- -- - -'r_��-'--�"_,= _ „ r � c� ax , x
, I �� t�� ' _�` _I - ��=`- i--L-� -=7-" -_--- -- s_ i° i�` ' � i �}
r \ , �.„ , w
i i `� � • .,��. _ � - w� • e� a !', , , "����� _�-
�;�, I �� � ;� - �' . ,._ � ' � i }- -
l �T �. ` 1 � . � A � ' ,a-,F- ar�� ¢� " - ---- '_ �J. � �'_� _ .n �a=__-�x,--__"
,., ,,: .
a I
j�J �,`l I 1 )' �`,',___ - --1�_==_��=s=� =I�-��n��'""A � ;r� �-_��_�==--=__ _-- 1.� � r���,t�_ �__-__
1 ) `�n� � _ - ^ T ! � ,� "���' -v -__;�___�_ F -{ _ -� '1 -Ili t ,�,'�_'- ,r--..
�� ;� ,.- 1 �� � �� 1--� $ - -��=- ��T ��- ^- '�� �� �' � -> �.:�—
. , ,
i I %,, ,i �� _ � i --_ � ,=-�-- c,������ � yf-x j�� ��, f i�' l�•��`a �
�' � -. i�
l,, r���� ��i!��39a� �-..= �:.-�: r-<; - _..__ . .�x px���� -:I.X� �� ,,,fih � II� .1 FS'f Ir�{� l��
��rl��� � '��j�-----�_�Z�s � •� ��..,` �� �x�" � ��� ��.� �I'���l`1 �. aa:
, I��_ ������ . �. `,.c �' r � I ��i �d�I II w,,�!� �".,l_�
> >-���i � ' _ ��°` ,� �.-\ , � ,_
W�w., u�r�.:z i_ _oo:w - �co��3mu�„w�.�w�.vM�o�oxa�couw�s.r��,v,�
���_�� o IY�
o� �
- .. .. � �
Q'? m V U'C 07 `&�o��m � �
� � J z'
� � � w� Q� Fa- x � � �
< �� �� � V< o � W a � c�7 � a
�u s Fa �R � t�i < < W � < k � za � 0
�� W�y'jw � ��..� � Y� � O � g � ¢ x-
� P LL � �
�� � � � �
� W= � 'R Ua� - c�iW = � m= �p� � � � ¢ � � � � � �"� z
> � � °wz w a� � � � z . � a� g F �y w o
< � ..�,- w \ � _"-_,�a ' � � � � � � " s � �
� ��� � g§ aw �; `<' � �: � k o � � � � � �
z
� ~ Q �
��a �� � \ R � v! = � d I �„q W ��0 �� n
��s �g�� � \ � � � I i tl � s�t ^8
¢ $ p� 9 J �i��� W-J i
� �o �� zo _ 1\ �� L-z.'�- sB O _.€n.
w w \ 11X L -�x- � __--�c. g V�g�
�h V x�_- --- -i'-}_'�i[- "_ - - �� �:�i
,� \�;���c�\p .i �' _ _._i�=�'�_-� :� �
,n f a X I � p �=—��<� � � u. s
� x K-� -- wx / � _ '��_��
x � �_-_==-����v x ___ __l__--
� /�' -�~—C94--� � �, �t�"
� `� 4 ,�-� i <x �� � �
,��� y % � ,._,—� �� , � �� �
� ;t. +' ."`� � (�' �
`, ✓,.�•� �� __ � —
� R\ /("o ��F ;, i' p __t_� t _ � �;I :
.�\� �.94� p/ 5�;,=� $ �x r n'�oX I � ��t` Ir
. - n�5�7F �.,,,�..-_�f-�-�� � _�•'s �-�1-,. 'i ��yl�i .�
—� T� �/ r , ��3p- -..� � I �
� ��R , %a�tz.a�� �l��'�.._�--� r�---��ost-._ _�";,,,�-..,-;,._ �� 1 r
"� iI///� i�� �� ' .^ __—_._..- --_ � -'I � I,I
`� � !l„"ab �.\�, ^�\. �-' �-_.�_-_-"y�� 04�-+...�`' -�1 �i �I
. __
c �
" ; ��,; _X ,\; �!"_'_"' __ ___ " __'"_____'_ L__ o
j^� 3�,\ �,�1, � ����ii-__-_'-'"___�_' '„____�-._ ���=��,�'¢���__�S � .
�° / 4�a v\ 'a,� ,1� .'% .'\. °'s�—� - y / �� .ti�-
� a�'/� \. �'t�� •%'� ���' " _ � . .� �x- . y _,�
�. �/, �` n�..� j;, . �1-�� ,� '�•1�-,-'".- '
,
i
.,
_�4�-'m�� \�i/���' _~\)� "----"---- --_ � r_:��_s� . . �y e
-i y; �!a:�r ,%� �� , // �� `� - ,.� ��vl
/�- __/, "'x \ ti
1� 4 /, ` '�II
,�/�a_ ����/," �" ,�_�-4,l� -- _=�,_` ```` �`Y, _� ,� .��� �,.,
��<,�� ,- � �. �—. ��, ` 'J� � ; � ��
� gx~ Y�4��, i�����_\" .. ; �;� f .. i'{. /�1Bi�.S-.
� .,. �� �- _ , ,�`„ ,� .,. ���,;,�
1 h u � �,,. ,;��� rp' //;,`'�
�/�J p1� � / �, �.�. ^ ''u : ?'" `�� / ���'�,'(//,��/ �`��' C�
./ / � / i�'�/�"_ � .�_ ' i _ .\\ I/ ;I � �IJ/ �rlry� �
.a��.�- � /�� , � � \�1�J /�:' �;-s.'�.� �v F� I�i I �� � :�'F ��� ��-
/ r5���� "S'G9-` �
/%�,%`,;;'" l � --_ - _\�-�,�.r' l /� ,'�� f� „ :�/`�—
>A' '�• 1 �-=� �n/- �� � � / � �' M15p Nd//��
\Y�� w I �A___� � i�\1 �- � ^ 1 // �V 4 �Yi�� X
��/ .�'� •' � / - , _ `t �I�L"_`.�.. .�I � _� � i/ �I li � 1 �'
.
:' __
. � M1 �
'i .
i ii
.'i .:. .i'� as/ .� ^ _ �\ `1.5, fx � _. K { bK/ �=�e���//
/' _ � qp2__ �� � �� � � Y r �
l\,��..;; <" ;� v %" �a ,e __ 0'�y\��� '". `��� ,,�,'/ � Il,:'e"� w�'., ti X =
bVyl-�_..`� s` \_\ � �/
Y � 3�i.� � c�a L . �a' �18;� �
�, �=;;�, f � �-� � ��,_ � — ,, � , ko�/ ' �
;;.r .� �. J�� ,„ � ` �/� =-s____ �� ,. a—�L ;,_��r /; ;/I �`, °r/�/
. `��c:�� � .D9r,-J ��Y' '_-__ -=�, e\'—'�"`I //, I � u�x
� ` w � .. � / n """"""' 6� �i ��i
��1 �u;,,,\�',.� � �_ ,, ----__ f��,;w� , ��,L� P _
�� �_ � ��\.- �x ,�, �' ?� .��
m. � 4 �' s / X— x
3 w-���'' �, ,/ ��=�'°" 5�I�f
/ s f
4p4 /�,___
\�� \�\1 � l • ' \ �/'/ pry�x „1I. �I �4
�1.� \_ � � '��}� ¢n II 4 II '�:
1 L� 1;p�: � ;�, X �� i � �V �
i�\, i �,'° J I H I „ i �
� 2b� / � ,�;� X I � � � ;x
�� � �� � '° ��� °� cX A �
, � ��,� ���;u �,
1 n �..'"� '� �x o r,i � ;l �( _�--
�\\� wx L $ a _ __�4 5 � �I
, �,�
�. �
. �
. ,
, , �� _ .
� ,. � . �, ; -"--- ----- -= ---=--- -- ----- - -_' �= 36 � --
� � s � -- -- -- _ _ '�-iU,y oc- � { ' � �
o _ V
o � �
� o � � �� , _ _ _ _ �{
l;.s 1 ;�-' ------' ' ;' =I=- �, tl�
,�
,
� 1� `- -L-; --z-�--�_..�--- � I--�� "-1---—-----��— __ � .� � i�i, � ; � ��—
� ,
, ,
,. � , I , ; m q ' �I �'1 s, ; o <—
, �i�, ���� �(l, \ \J , �._z:�=;3s�,-- �,��;__ �_ _ _______�=�-�'���� �1 �I 4�� �—���`,�__
�
.
r .:, � � _
}� �=� ---
: i�� I �� � �; �----------��- ' �1-'���i1-`� -1--- ih n --_-__ -j=- __ _ I � _
_�;� � � - � �� .
'� ' � ��� ��) -� :
�, li' j��` ��y- �\� ��z�"��—�� _ _�£- � � �I� � \ _-- x- — al' I�.i . �. -��� vr--
�I J 4--
!` � %J ��� �_� ��.__+--�� 13�ui x �����-- ��_�-� � 1. u I�I�I ` 7�' 1
���� Fy /��� _ --- � �r � Q '> I , ,i! �1{���,_� , '
� . � / �'� �.i _3��' n P � � � �u � .'11 � 11
/' "/� � _`\ F�� n x � I,:-� 'u ' a �11�
. I'�i �1I,/''/� /� / ^ 'ts _\ s-] / a�� / 9DJIj � �I ���� /(_� 'ac.
/ i: 1I �i -- z� �I �. /
i� / $� i �,,,� � g �il �'� „'� _:'x`- �
�+4, � � � 4,; ri� �,� �\�: �� �1
"S\ > � it ., �� \� ;-� �.�� � � � � �
. i_ r � � 1 ��: , , .�-, �-� 1.� � � � z� \O
�,� � t `�: �`ti J n '/ � � .,�� � y�I• � _ � v�
i,�i �r �(� sr �� S:Y {s� • �2� �� �
' � + J3 f� , � �fE t \ gg� 1 g
� �-� `I _ ����i j,'��`�pi�QC`'f t„ �V ��;. F� I ���� Y� 1��� � � � j� @ � � � � � � gi ' �
-� a � I a q�a�, -� � .- �,. �;, �sL ���� �� '� � � � � �S � � � = � � � � � � w
I i:5`�i 4,��,I�+� . 0., � � ,, ���'1� � � �� �� �; � � ��' � � � $ � � � � � � �
'� � t � < � u �li � I I
u� '� ` ° .��.�1~a�i���Gi� iil �I � � - I 1 { `�'y � g��E��� � �g � �� � � � � � � � � � � o
,�_` ,I �i i� .. il� Y g g g
,, s . .,l{ '� � t�I',�I �� r\ � ' �l' Ix�J � I I��1! � ���y���R���I`� � � B� � �� � s � � � � 9 � � � � z
�'; ' �" i� h ^� s �1 � �j¢ � I 1 ' �' - .
�i� �� 1i ��' 1� �vi i 1�.. {l� vi ��k S"a °�`}qi'¶ ¶
�.'_ � �� �r �I i�f i� .c I � � � '� rr� � � �`��~ ��}}yqq l � � iOO�rJ���i:`�.dp�Q�❑ �p
i }:1 i�''/ � � � �A��? f0 ��� � .': � `.-II�m�N �o �
I S' a �❑ T w �;"I 1 II I
��.��� �� I�` i i7 1�/ ���i -;?J-a� r��� '. z� � • �u il 1 . �� 4 . �iO
� J1 � ��; G��� ������I����v� i, � a � � � .
�. �
I I y � �� Q�� :n'-z E�: --� � i� �� \1,�-��� �- Q �_��� �' - `. . � i1 �r'� c '-� ,��.
_ �I��� �1I�Yi �� a o r � �. �\\\�'� _ � _ . �II,L��IIII! I. ' , �
� . . � . . � 7 I. '� �
_ tll. ' ) ��L li���^ I�j i � /��� ��\'r ��� � `�� � � il I���t� _ F-
,��� , .11I' ��l �� ���( li��.���_ n i � �- ` .� y3%! \� f , ..�' a --,—'�� -,' �,.-. y' �` tj hI i �r�.� ,�� W
�I 6 i u�I I'� i� ��1.����' i:.i-.,_ � . • 1 ,//�, 3� � ' ' � '�4j4 }�'I'� i�.il� � ( �
y. i� �L;i� ��p� ��j��r i � i 6� � ' � `- t �y�ii� � a-, � } ��.''� :�S Z
cC`1w� >� " 1 � vQ � ./ � i i�� � ('h d� `� a
���1� �� � I �E�~ ��I��;Q�, ? fi) .� 'TJ� :�,-C� .✓ � �� � {.._L L ��I_1 a�lr� Itl?I rI r '�\ .. '\ �
.� �..I'. -9� , ,i�i�L�� t 'i �r'- - II � �.A r� �''< �;. `i
�w\ '��w � � i i / ���?
� ,� � �i ` \ 6- ���`z /� '!r- (."__����� / :: r -G �N ���� fl�I l�i'' �l�7. �} ��.,.� 'z Q
� F j / r , r a 4� c. � �f`'�II— . Id� a� � L ,
�! / \\�\ .. � ..t,� t �-.��ii'l "'l.:T' d f �r � �'j�/�i!, r�l( ���. i � �t
'i r .. �r � C�� �\ T ,..,1� ii�i� I') i i�T- "'-`�i�---r( t ��� 1�r r �. j �
'.� i a �i� '� � "'�".Y...;'�C��,�' . ii r. � � S �i �r" af,\I � J//� .. r. .\c
�. ' r ��...\ Q ., ���; \�;ll� �i�� � -�'l / x. . � � ifi L. f� '* �� �� B��1�1� �� i ,t. �.y'��.
� l \\ �/ Y
;�I '� � � ��;'r����I j��l � ; y � '�- � ��x� � '���� �j��- �f' ' �'�i 1 r� T",Yr r:;
' x.
� 0 Se� � c'� / rJm' � �y �� iy � � �r/. � fr� -v � " ll
9�;,i ��1 t r � �, ���~rit i �i`��,' �� � �� r� l;�' i . ���� + +�-� �"� °-�7 � f �'� { �
� I w. ✓ lni i i'. � . \ f t �:. .i_��(
�. y � �G 1 � I (V �O F�k °����F' (II �- . � �-{'< _� ..����! 1 � � / �4
-i I � � :I��1F �1i1.� t �� i V � 1 u i! T � I 1 a� ��i r 1 , i t l� �� --� �.r , � r
;i � � L '�i�:. I 1 ���(�F�\ �7 t ,�e') ���� F 4� �.)'-a d i � I �- I i�i i t � ! � . ��.��
��I i�' "��" I rI�'j� "�w�t_ �¢��� t�l ��O �!�� ��1�' _I�" � Li��� �(4� �'�� �i .�~ii�� � �Ii�� l `y �
i
,}� � � �, j ij'( ?.. �I '� � ��if'>.�- � ?�..�4�1� C�� t-'O-ini(�� �1�J�'�.� " ��; ,
, i 1 r i • .r �� �� � 1I ° , � , i c.i �,,I, ta✓ ��i il II�f1 � T .�. �'
r � 6 ! x � f ' 1 a 7 i n`� ;i � „�� If t � � t
±4I� i�,l � I � ,f�, r�e��i�,�K �� ,�� � - �_ il �.i _ � ��.y c�L� pl i�� y„ � -�
L,� �, i v � ' F--�u� �i�� + -�� �`- �� ��hi'� 4 : .
s {}� �� � P���t� -�+� !'��' �Q �I� 'y� �`� 1� j�,�j�,�u I r� "-�_;—"` W
�_� � ; i� ��l� 1U' C �yo� �� � �� ,�-t- 7 ai�� a' \� P t� � 1 C.7
t � a r 4j iro r;Q� F � a«.- i �\l r � r�. ��c�1 ��* i� ��'1 � i I �
E { ' ' � N 11 � §� ��`Q�� 1t��OO � � _��� `�'i,.t r��� 1 } .r-
- i ' i I t�1 4 7- , � .l i- �
- �� � a, '�'/-'V� � r °�lz� +°P�I ���'�`."�;,i�' �7?s._, ..,� { � f 4
F1� � ■����I� � - 1 a>���1N lc.f� . � � '� . ti 1 � . -
� � t-❑ . I� '� P� S/ 4 \ 5 t d�/l L n s � ��LI� ^� , �
� � i �I % �II-�Fl � . � � T "�-k � � 6f � r ri
} � �� . j �
� � :l k, � �' Qdi � a � ��� � y��� +��a �� il��'� —" � � 1�
i k ,� ` C � e �fl. �l1 �� �- �`.'- Y:'�-'°Z J ��^a.i- � f 'r� ��� � �� I'_) � ��� � il��, � w
. �` � t `y�,�p� � � -. �� -'���:('�ir--I :`�� i, . � � ,� . f r Fhl . } � Q
�� \ � '� � ��� T�.- ��,y�-'�� �`�uyl � .!� I �. .�1 '���.f _�� � .' i � �.i� .I �., j ._ e. �"�
,` �'��� LLI��C�l�� r i ; ��� c�. � �� � C�i�i' i��ll�''tl+l�j� � ';' t i a H
4 `� � �� F 1. t II�� O ��I `� ��,�ti�'C7, `''�I'�� l����� � _C � U
��_ � . � .�� ��Y�k����i> >,.1�*� j�f,)� ��al 1 li:�,� �\ l I �I iI���i I� f �� ;� i
?> o l�Tr .�. / C'1,1,� � i : i. a= iW� 1 ,i��� i i �
�.� k� � �� � F �J' l i/ t �(� � �,f - '�,C! i 1"��q ���I I i f � � �i> � �I r�1 � H E-i
s� i f i i," //� �� , i'!YJ Q' �I"� d���,1��iil � I���� .j° l , r Y x.:l' 1' U[7]
},.3 lilll., i ?f ' � �/. , �� I.r �� ..: � �,��� ( � iI i�,l�l��� � i id r? ��.. � � 4--�
�w� ���'
�:�
�`t �i, I I!�f r 1P� . "y� � � ,:R � �i- �0.;z d_},r�i t l� �� n Y �� �� �
r._ I _ ` i B�• �'� ' t\� s7�! I�i�� �� �i ,' `� \��I T�L�r 14}\�i � � J � i, ./Ir r ` �J
.<J �y I 5'� -1 � �f .� t� � 4 . , `'J
, � 'I�SP '����� � t-����i :� �- � �y ���1'�x' �'+��i,� _, ' ('� ; W P-�
� i� F �I i� I�i , y � 1 � /�,��t� ;�a ` .-\ - �� ��Q� �t, Tr �i , , ! [--, �Or�
. �f �1 II{ ��;I'� ����•I:�I I � � ��7 /' �r1il�� �C � (�j O V
� -� �k��.� il l�� i,`y\�\ d-'j�'l��yi1 :�,. � ti.�4 �,4 �,� � � - ,II r-.aiC-C,�-�I���,sr,`�°` -� � ,l}`�_ � W �
' 1 �� ' �J 'f �\ ' ` 1�., b `, \���.' ���' �� ?��t �< a ,, � \,��" � �
� � i �� i �1 �� \ ����1 ° �,I�rl �� y� _- � �' � �\ � ,. I �-+�.
.r ,I i i�l� :� �� � �\\i s�\ � �\: i ; � u:_ ��w . ��. ' �,i �� C/1
li i \ x`� '�i �4t -- 1 w \O �; �� � �
� � y-� �`. "'—' �':�l, �O
. - - rt� 5 �I� �, ,'I \ \�`�� ,\ � / �/t� !�_; �,�ct� V�\�*Of��. � ��i '- f 'i
� � J
�,���' f,/.. .C,.�\ �,� ` ,�. .,\��,,.. 4��i ���; � �,I�� � � a �\ �9� °\`�,� ; i.:, �1' �-'+
7y�f S� � � � � . � � .
i a,� l.)o i� \� � '��� ro �j �Y { �a� � � � i� �� `+ ;�O ;,�`'" �y�� ��i� �
� ti �w� �4 � �� t� ��/�.i- \ � � � �ti f �.Q� °/x I`� � ���� �y � i... \ ::�1 l..:.
�� , f , , � a � w �r '�� , � a � ; �
� � t � i i`', �v- r k.4 � \ - ,;
� ' �� r �� �� la\ \ . I `t.:Z �` � �/,'i�7� � 10� , �,�� � .' r :'o-�� t� ,��4 �`� 4 �_� "
�� '.�} � � `��\ -..' `l ` :�5 �\ � I ��°---���`i-4-Z �. � �t .."" \�\ \: t�;
�.,.\ �� o \A \ 1 t . �s�;•�1 d � kC�.�i':� �. ���-.� �'�� s � � `5� �� � \ ` �\�', \
.i 4' � 4.� { �}=�'F�aa1 t \; 'S 'I�. '� .l.' �� i i ��.�_rs �0 v �-� �. . � � .
� �' r r � i ( x� r k� t- �* � ��- � : .��. `�_,
. n , j1J' �. 1 �� .� ,�\ �. \ l.(� t\�,�'�\ � �'i. J _ �"'_ � 1.. �� ,1�^( .\ .,\ � � , .`"N
;� � • ,t .\� ��i 1'fLf l . \r�`�� . i ���. �� �' l 1 ,, �,�I � � .` �.
.,' a:. , b-' � �� �r\ . ���� ' �\` \����t �`r � 1 >I��:?'`' �,0��' � \� �V,^� +� ����
�. �, r, � ��� ` ��.� �� �� ` , �� " �
. �- <� � P z� �J ` .. �
4( \ , c v �\ \���4 . �� l�\�< � � � ( —� �� r�'" ) �';� �;�
���. � _ 1 � i. �� � Y � �✓ ���' �� -�:- �� � � .. I \ `\1 d
,� / r \ ; ��- � ' ����\:.?C a I Y� � i F �` , � ',1 \�
�'� y , ,, � �� a .. �� 1 f� �., ��\\� -�r�'?�`` f� F �(/ - c S �� �' v x
` , ; . )� ��' � ��`���� i�' \ - f����i � ;���r �'� \� ��. 'a
i �7 �7 \ r; y� �� i\ � ��\� �a 1�� �`�fr � i r )c� � � � \ _ �;�
..� ✓ � /���� - �'' .:i �\'����; ��� >..,� �'� ��_� � "-� i - \ , � \�a
\ r� r � . � 1\ �,�`1 � `>.._. �� Q /,� . \) � ( \v�
-�.- „�� a�., t�{� 1 / C� — � .,4 r��R�T\`����,�.��� ��. �1� , !��� ' �� ��
. .'1 � - � '=_',. (,
�": � n� ��. ,I l �.� P I� �, l,F"��. t 7 , T. . .. �^_...,. � ) z
z. - ��_f 5 �. r �T`.. � � � � I?�r \ r ` ,-- f � � `�\_ / d
� � � �+l � �/:� � � '\ �.�1 �I�� +a '� � �\`\ � 1 � �,1''�` L'\ f) t-+
i \
�i�;� f �°�� , i� . . � -t'� � � ` .�-.. I� ��f..Ji i�` '�. . \ � / ��•.�--� ' d
1 � ` \ -. i -_�i. C7
r.---�.- �� -�-�'�` �) '-1r f ,x 1�-� _nil� �,� �j� � ���t:� 1. �-�. � \ " � �"� W
.�_'t a, .\ I;`\� � _ 9 . r i I 1 - ia t� 1'' � . '� F}\, `�,, `�, ` - �
cr" r i? I � L y -� i 11 ��:'\ d \ �� \� � . � � �"U
,� � ' I, r �,44: `� � � � .., �3
'.� .�r` -i` � „ - � _ r � � _ �, ,, � � ., L =�� � . "
�-':'7^' '.t]_. - . �i= � - — -- "'�� - -,°
.3-
.�����-�,,' Q'C��.
s��i��Q���� ���� �
�� .. •ya�-�o' .A
�� ��I� f �� ���� -I
/� :�� ��`,♦
��,�'�� ♦o ,•'���0�
_:111�,.�y��s���++ _
:1101���5��� � _ -
= ��u�G����'y A` �2
�U /I�. � _I
1�
` �
♦
� �
�p� 1
i �
♦: 1
���� y ��_��■ � � �
�7A�� �� �__ �� 1
�,.,1� � + �{ �S
. � "� �'
- �. �
= � ,
_ �
_
�,y,m�/ :�: � �! 1 '�
� �
�_�����r: � a� �,., �� � {��--� : �
�� �
�� .
��f �:
� :t► � ���`
- , �� .��� _=�. � � 1
�t��d�..�,•-, �N�� �_ = <�
��"°_. � t �� r
,�'� ����iiq �� C �.
!i'',�'�i������i,: _' . /,� j �
�/������,,�' ', __ , t - � .
•...,,;,-, j r
- � ��
����'�i�•:'�n1 �� .; . �•' ' �s��
������ �ti� 5 �� �� � �.��• � *1
,�. .
, v� i " 'e,\ �.`''►•
/ '��
����� '�� � ,, ��' '
.i� '� �� � • '+
`�: _ --- � :s 11
i � ,` . ��� � �,
p'; �
� . �
. .� �
�I ��I rt � '- � a
' �� �k ��lRi
�
r
� �. �
.' � . .
; , ��.. ,� _ _ .. _ ;� r,�.:� � : ��
� � • ' � � ' -� �
,� �
� .:� .�. 1. : `�-.�;
~ �, �n � '��
� , , n � .t
■
�����I �i/���ii i �
�:��� � _,�` ! �������� � � g �1
� ` ,� � � �1;� �
� ■
�-- + `��� '
.
' ,A„ �
j�F .' '
��`` \�\ ` ���� �
� ,� ��� ����.�+ -: ., ' , �i► . ��
,�`� ,
,� � ��`���������� � �� '•, `�.
a� �ti������� �a���f �r �� t� � �- -���
-'�•w������ � �� a�i� �i�iiii■ii: �, �
�► ��\i��v���� � ' �� L��� � �� ....■����.� `,
�I � �� ��L�../����� � lill� ■■■ .
�'� '� M���r,l`ri1����� �-�� ■�+r�r � ���� �°.
�`� ��y������"� 1�1� � ..�.��� . .
�jr� � `�t����� � ��r�� � �� �
_1 i�� 11�� ���i��?=s I���� ��� ��►�.� !t� 11
� �
� �
� o0
0
� zz
v
m � �
� vv
� w
0
� vv
� o
L o �° a
aa
� 0 3 00
o £ ��
� E m � �
0 0
� c � , v a Y C �'C
z N Y -�o `�° 0 3 tO 3 v v
� '° f° � '� m a?i Y � � -o
� o � m � �' a c n o.r � �
m"O N � `�N O) � Y (:7 � � 9 O U C '
. N ?) O > � C Q C � W C m L J � � � a � C � ��
� � Ul O �N � U T O � Y p� � C � � C � L vl � U ' O O
'ic a a� a�i w � v m c a v Y y a�i E 1O c n n�n +� � c � v a c 3 :° c c
C C � O r6 `J N O N � E � � T � � U to �� Y GJ � r0 ry m O O O
u° v� x � ou33 � um �n � = �nY > v� o. = � �n �n � x �„ im o 0
N Vl N 1p M 01 00 01 00 M O� Ol Ol � lD O tA c-I Ol N Ol 00 r-I O 00 tD lD W 0�
d V I� n I� CO ri C '-1 V W a-i O c-1 lD 1� Ol O 1� N Ol N M I� 00 00 7 N O] 00
I� M N N tfl O �"� O �--I t/1 O Ol O tD 1� Ol CO M 00 1� V V V1 00 N Ol 01 N N
e-I V N 00 Ql O Ol O Ql Ol O O d' V �!1 �Il C N O V lD 00 tll I� I� M If1 h I�
N .y tl� �-1 c-1 r-1 N N M c-I N O N
m ^
J N
N
G e-1
Ip ci
�
N
� Z Z Z
M o0 c+l N O O t!1 V M l!1 Ol lD .--� O N V t!1 N V .-� .� d' d' M I� Ol 00 h .�-1 .�-I
y Ol h V1 I� O Ol I� N o] t0 e-I tD V O e-I oJ N o0 O tD vl O tD e-I 01 V1 e-I O I� I�
N l!1 h M V 00 CO O O N lD O �--� 00 N O N Ol V 00 N Ol 00 •-I ttl Vt I� I� V N �l1
00 d' Ol 00 Ol O .-i Ol Ol O ei N lD l0 l0 \7 n'1 e-I 1(1 tD 00 l0 OD I� Ol I� I� DJ o0
� c-1 7 � .�-1 c-I a1 N m m .-1 .--1 m O
W
J O
N �
� N
A �
� Z Z z
a
CO W n'1 OO N �D W Ol N V V1 e-1 N d' O Ql h O 00 h Ol lO N ci ci O O
C O O Ol M m o0 O l0 N O O o0 Ol O M V t*1 R1 00 m ci ^ � �-1 N �+1 m m
N d' � �` l0 V1 01 Ol N eT O O Vl l0 N V O lD Ol e-1 00 In m I� Ol C 00 N N
� 00 N �D � e-i tD O Vl � � .--I N V V � O O tD .ti V V 7 O � M � e-i .ti
N ^ N O N e�i N N � �' M �' 00 n9 N �-�I �-i e� rl �-1 N N
� N M 1� N M �-i O a-� l0 O �"� � O1 O M M tY i� �D rt1 a' 1� l0 Ql O tll O O
V tD t0 Q� O] d' t� V tl1 .-i O OJ iD O .-1 00 .--I ati O r+t 1� M 00 I� tfl 1� Q V a Q 7
J � N N h tf1 00 Ql 00 cvl Ot O I� Ol N V Ol Ol �D I� h V 1� ci 00 t0 N � O �� O
'-I .--I M d' Ql I� tD h V I� ci e-I ei t+/ d' V N l0 f� rvt � t(1 V V Vl tf1 Z l0 Z Z iD
W N
V �
N
m 00 V O�l W N �-~i e^-1 � .-^-i M N n O O�1 W V u�1 r�-I O I� � V N V�1 O W O l�D 0�1 � M ta0
a Q e-I N O �"� �'1 M N N C/1 N e-I e-� e'1 O O M �/1 N N tll ei N ri N M O N M evl � V M
O �
J Z
tD I� O i� �ll lO e�i M O] N O �D O �/1 I� �A V1 N 00 Ol tfl r+l e-� N N tll O ti1 O �/1 O 01
lIl N .--I V Vl c-I O � O] I� �--1 e-1 M h e-I N Vl Vl Ol 00 l0 V h Ol I� Ql M tD t+l .--I
Q -a ri a-i c-I f-I a-i � n'1 a-i N c-1 a-1
J 41
'a N
d �
� U
a m
� u
� o m
z c �
0o et �n �n oo N � m N rn .ti oo � � rn m � ao m �o 00 �n N .-i m 7 N oo in � o �
m � iv v� in .-+ � .-+ .� N o N v, oo ti v .-i c ,�-i oo rn a a v v o; � o� m �o
� ci .-1 .-i � c-I rn m v1 .--� O .ti �O tV m m C �D
�p M �--� � O i� �0 Ol ul I� M � W O N V N
.-1 e-1 l0 V1 d' N N O Ol N M N �-I Ol I� lD t!1 N I� O ul Ol rl ttl e-1 M
Lv�i .-i .--1 N M N N I� N ri U1 N � N n'i � I�
u v �
Q
u � O Ol l0 N Ol O o0 al I� �0 N Ol m tn Ql O O 1� �D tO l/1 O� Ol O .�-1 N V N oA p U n. Q
@ C' tD R O 00 c-1 �+'1 O O N N 00 Ol Kl � Vl �O �A N V t!1 Ol O N M M N �11 bU � >
Ol tA .-� KI 00 M M I� f� 00 00 Ol N 00 N M M �(1 O N l0 lD I� c-I ti a-i N CI' t� m Q v � C E
{... I� 00 00 00 Ol Ol Ol Ol Ol Ol 01 N M C C V d' t!1 Ul ul L!1 1l1 lD tD l0 lD �O
r .-i N N ti .� ti .--i .-� �-+ .-i .� .� .� .� ti Q .-^-i � Q Q 1O u
v O ,�
u �
� O ..
~ O O_
�M J �
� \ �
.c 3 �
m p ¢
�
o v
� Q
�
Planning Commission March 3, 2014 �
4. CONTINUED ITEMS:
4.1 GENERAL PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
This item was continued from the February 19, 2014 Regular Meeting, January 27,
2014 Special Session, January 20, 2014 Regular Meeting and the Special Session
on January 13, 2014.
The applicant proposes to change the General Plan and Zoning Designations for
the 110 acre site and create a Specific Plan that would allow: a maximum of 130
single family homes; a maximum of 265 senior (age-restricted) housing units that
could include up to a three story building; pay-for-use private recreational facilities
which could include up to an 81,000 square foot building; and, open space areas
north of and including Santiago Creek. Publicly available trails, publicly available
open space and private streets are also proposed as part of the project.
LOCATION: 6118 East Santiago Canyon Road
NOTE: The project is subject to environmental review per the
provisions of the California Environmental Quality Act
(CEQA). A Notice of Preparation (NOP) and Public
Scoping Meeting Notice regarding the project were
distributed to the public and public agencies via required
noticing procedures. The NOP disclosed that the City
intends to prepare an EIR for the project pursuant to CEQA
and the CEQA Guidelines. The public and agency
comment period ran from May 14, 2009 to June 12, 2009.
A scoping ineeting was held on May 14, 2009. As a result
of the comments and concerns collected at the May 14,
2009 scoping session and during the public comment
period, the applicant revised the project and a new NOP
and Public Scoping Meeting Notice were distributed to the
public and public agencies via required noticing
procedures. The public and agency comment period ran
from April 7, 2011 to May 9, 2011. The second scoping
meeting was held on April 7, 2011. Comments received at
both scoping sessions and during the public and agency
cominent period are contained in Appendix A of the DEIR.
ATTACHMENT NO. 28
PC MTG.MINUTES DATED 3/3/14
4 RIO SANTIAGO
MAY 13, 2014 CC MTG.
Plamling Commission March 3, 2014 ;
i
c
Discussion — Commissioners to make recommendations and findings for the City
staff utilizing putting together resolutions to be voted on at a later meeting, with
said recommendations being sent on to the City Council regarding the proposed
Rio Santiago Project.
Gary Sheatz, Senior Assistant City Attorney was present to answer questions and
concerns from the Commissioners on procedural issues.
Environmental Impact Report (EIR 1818-09): This item was deliberated and a
motion was made to deny the item because of the inadequacy of information
regarding secondary affects, safety and traffic presented to the Commissioners.
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: None
NOES: Cominissioners Buttress, Correa& Gladson
ABSENT: Commissioners Cathcart and Steiner
MOTION CARRIED
General Plan Amendment (GPA 2009-002) (Areas A, B, C & D
amendments): After deliberation, a motion was made to deny those actions.
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: None
NOES: Commissioners Buttress, Conea & Gladson
ABSENT: Coinmissioners Cathcart and Steiner
MOTION CARRIED
Zone Change (ZC 1254-09) and Specific Plan (SP 001-09)
MOTION: Commissioner Correa
SECOND: Commissioner Gladson
AYES: None
NOES: Coinmissioners Buttress, Correa & Gladson
ABSENT: Commissioners Cathcart& Steiner
MOTION CARRIED
5
Planning Commission March 3, 2014 `
Tentative Parcel Map (TPM 2012-101), Tentative Tract Map 17344 (TTM
0025-09) and Maior Site Plan Review (MJSP 0595-09) and Desi�n Review
Committee (DRC 4413-09)
Commissioners deliberated and a motion was made to deny the items.
MOTION: Commissioner Gladson
SECOND: Commissioner Buttress
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
ABSENT: Commissioners Cathcart and Steiner
MOTION CARRIED
4.2 DEVELOPMENT AGREEMENT 5825—RIO SANTIAGO
This item was continued from the February 19, 2014 Planning Commission
meeting.
Development Agreement 5825 is a proposed contractual agreement between the
City and the applicant consistent with the requirements of the Orange Municipal
Code. DA 5825 would vest development rights for the Rio Santiago project and
would require conveyance of land for public use.
Discussion: Assistant City Manager Rick Otto presented a project overview
consistent with the staff report.
Ken Ryan, KTGY, applicant's representative was present to answer questions
from the commissioners.
Discussion — Vice-Chair Buttress opened the public hearing for those wanting to
speak in favor ar in opposition to the proposed project.
Laura Thomas, President of the Orange Park Association—Opposed
Commissioners deliberated and a motion was inade to deny the Development
Agreement.
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: None
NOES: Commissioners Buttress, Correa, & Gladson
ABSENT: Commissioners Cathcart and Steiner
MOTION CARRIED
6
�F� Planning Commission
Gti`��a'�p°���"�°��'tt>
*� ��* Agenda Item
�� :��
�.
yy, 4
�A'•+P�,6��••'6°
cOUNTY GPy
March 17, 2014
TO: Vice-Chair Suttress and
Members of the Planning Commission
THRU: Leslie Aranda Roseberry
Planning Manager
FROM: Chad Ortlieb �
Senior Planner ��
SUBJECT
CONSENT ITEM: DRAFT RESOLUTION NO. 04-14 FOR GENERAL PLAN
AMENDMENT (GPA 2009-002 - 1NCLUDES AMENDMENTS TO THE
EAST ORANGE AND ORANGE PARK ACRES PLANS), ZONE
CHANGE (ZC 1254-09), SPECIFIC PLAN (SP 001-09), TENTATIVE
PARCEL MAP (TPM 2012-101), TENTATIVE TRACT MAP 17344
(TTM 025-09), MAJOR SITE PLAN REVIEW (MJSP 0595-09), DESIGN
REVIEW COMMITTEE (DRC 4413-09), DEVELOPMENT
AGREEMENT (DA 5825) AND ENVIRONMENTAL IMPACT REPORT
(EIR 1818-09)—RIO SANTIAGO
SUMMARY
Staff provides attached draft Resolution No. 04-14 for the Commission's consideration pursuant to
the Planning Commission's mot�ons and votes at its March 3, 2014 meeting for the Rio Santiago
Project. Resolution No. 04-14 reflects findings based on comments on the Project by the Planning
Coinmission at its March 3, 2014 meeting. The Commission's comments are the basis for the
recommendation of denial to the City Council of requested Project entitlements which include:
Environmental Impact Report No. EIR 1818-09; General Plan Ainendment No. GPA 2009-002
(Includes amendments to the East Orange and Orange Park Acres Plans); Zone Change No. ZC
1254-09; entitlements collectively including Specific Plan No. SP 001-09, Tentative Parcel Map
No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-09), Major Site Plan
Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-09; and lastly,
Development Agreement No. DA 5825.
RECOMMENDED ACTION
Adopt Plaiu�ing Commission Resolution No. 04-14 entitled: ATTACHMENT NO. 29
PC STAFF REPORT DATED
3-17-14
RIO SANTIAGO
MAY 13, 2014 CC MTG.
Planning Commission Staff Report
March 17, 2014
Page 2
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ORANGE RECOMMENDING THAT THE
CITY COUNCIL OF THE CITY OF ORANGE DENY THE
FOLLOWING: (A) FINAL ENVIRONMENTAL IMPACT
REPORT 1818-09; (B) GENERAL PLAN AMENDMENT NO.
2009-02; (C) ZONE CHANGE NO. 1254-09; (D)
DEVELOPMENT AGREEMENT NO. 5825; AND, (E) ALL
ASSOCIATED ENTITLEMENTS, INCLUDING SPECIFIC
PLAN NO. 001-09, TENTATIVE TRACT MAP NO. 17344,
MAJOR SITE PLAN REVIEW NO. 0595-09 AND DESIGN
REVIEW COMMITTEE NO. 4413-09, FOR THE RIO
SANTIAGO PROJECT (MAXIMUM OF 130 SINGLE FAMILY
HOMES; A MAXIMUM OF 265 AGE RESTRICTED SENIOR
RESIDENTIAL HOUSING UNITS; PRIVATE
RECREATIONAL FACILITIES; OPEN SPACE; TRAILS;
AND, PRIVATE STREETS) GENERALLY LOCATED ON 110
ACRES AT THE NORTHEAST CORNER OF CANNON
STREET AND SANTIAGO BOULEVARD
ATTACHMENTS/EXHIBITS
Attachments to Report:
1. Draft Plaruiing Commission Resolution No. 04-14
cc: Bret B. Bernard, AICP
Director of Planning and Development
JMI Properties/Santiago Partners, LLC
888 South Disneyland Drive, Suite 101
Anaheim, CA. 92802
(also sent electronically to bret@milancap.com)
Megan Penn
KTGY Group, Inc.
17922 Fitch
Irvine, CA 92614
(also sent electronically to mpenn@ktgy.com)
Jakki Tonkovich
Vista Community Pl�anners
1278 Glenneyre Street, Suite 110
Laguna Beach, CA 92651
(also sent electronically to jakki@vistalb.com)
ENVIRONMENTAL IMPACT REPORT NO. EIR 1818-09
GENERAL PLAN AMENDMENT NO. GPA 2009-002 (INCLUDES AMENDMENTS TO
THE EAST ORANGE AND ORANGE PARK ACRES PLANS)
ZONE CHANGE NO. ZC 1254-09
DEVELOPMENT AGREEMENT NO. DA 5825
SPECIFIC PLAN NO. SP 001-09
TENTATIVE PARCEL MAP NO. TPM 2012-101
TENTATIVE TRACT MAP NO. 17344 (CITY NO. TTM 025-09)
MAJOR SITE PLAN REVIEW NO. MJSP 0595-09
DESIGN REVIEW COMMITTEE NO. DRC 4413-09
RESOLUTION NO. PC 04-14
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ORANGE RECOMMENDING THAT THE
CITY COUNCIL OF THE CITY OF ORANGE DENY THE
FOLLOWING: (A) FINAL ENVIRONMENTAL IMPACT
REPORT 1818-09; (B) GENERAL PLAN AMENDMENT NO.
2009-02; (C) ZONE CHANGE NO. 1254-09; (D)
DEVELOPMENT AGREEMENT NO. 5825; AND, (E) ALL
ASSOCIATED ENTITLEMENTS, INCLUDING SPECIFIC
PLAN NO. 001-09, TENTATIVE TRACT MAP NO. 17344,
TENTATIVE PARCEL MAP NO. TPM 2012-101, MAJOR
SITE PLAN REVIEW NO. 0595-09 AND DESIGN REVIEW
COMMITTEE NO. 4413-09, FOR THE RIO SANTIAGO
PROJECT (MAXIMUM OF 130 SINGLE FAMILY HOMES;
A MAXIMUM OF 265 AGE RESTRICTED SENIOR
RESIDENTIAL HOUSING UNITS; PRIVATE
RECREATIONAL FACILITIES; OPEN SPACE; TRAILS;
AND, PRIVATE STREETS) GENERALLY LOCATED ON
110 ACRES AT THE NORTHEAST CORNER OF CANNON
STREET AND SANTIAGO BOULEVARD
APPLICANT: JMI PROPERTIES/SANTIAGO PARTNERS,LLC
Moved by the Planning Commission, and unanimously approved, that the following
resolution be adopted:
WHEREAS, the Planning Commission voted on each of the following individual Project
entitlements in the following order: Environmental Impact Report No. EIR 1818-09; General
Plan Amendment No. GPA 2009-002 (Includes amendments to the East Orange and Orange Park
Acres Plans); Zone Change No. ZC 1254-09; entitlements collectively including Specific Plan
No. SP 001-09, Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City
No. TTM 025-09), Major Site Plan Review Na MJSP 0595-09 and Design Review Committee
ATTACHMENT NO. 1
DRAFT PLANNING COMMISSION
RESOLUTION 04-14
RIO SANTIAGO
MARCH 17,2014 PC MTG.
Planning Coinmission Resolution No.PC 04-14 Page 2
No. DRC 4413-09; and lastly, Development Agreement No. DA 5825 under a separate agenda
item. Accounting of votes of each motion is reflected in their respective sections of this
resolution; and
WHEREAS, the applicant has submitted an application for a Project in accordance with
requirements of the Municipal Code of the City of Orange which consists of Environmental
Impact Report No. EIR 1818-09, General Plan Amendment No. GPA 2009-002 (Includes
amendments to the East Orange and Orange Park Acres Plans), Zone Change No. ZC 1254-09,
Development Agreement No. DA 5825, Specific Plan No. SP 001-09, Tentative Parcel Map No.
TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-09), Major Site Plan
Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-09, all of which are
collectively referred to herein as the "Project"; and
WHEREAS, the Planning Commission has authority per Orange Municipal Code Table
17.08.020 to review the Project and has authority under Orange Municipal Code Section
17.10.020C and OMC Section 17.10.010 to recommend denial of the Project's General Plan
Amendment and/or Zone Change and such decision is final unless appealed to the City Council;
and
WHEREAS, Pursuant to the provisions of the California Environmental Quality Act
(CEQA), local CEQA Guidelines, and the State CEQA Guidelines, an Environmental Impact
Report (EIR No. 1818-09) was prepared for the Project including changes and revisions (Errata)
to EIR No. 1818-09, the Response to Comments, technical appendices, and the Mitigation
Monitoring Program in an attempt to address the Project's potential significant environmental
impacts; and
WHEREAS, Pursuant to the authority and criteria contained in the California
Environmental Quality Act (CEQA), staff analyzed the Project and determined that it will have a
significant unavoidable adverse effect on the environment; and
WHEREAS, Draft Environmental Impact Report No. 1818-09 was circulated for public
review and comment within a State mandated 45-day public review period as required by CEQA,
with the comment period occurring between May 16, 2013, and July 1, 2013; and
WHEREAS, the Planning Commission has authority per City of Orange Environmental
Review Guidelines to make a recommendation to the City Council on Environmental Impact
Report No. 1818-09 (SCH#2009051072); and
WHEREAS, the Planning Commission has reviewed Environmental Impact Report No.
1818-09, including all public comments, responses, errata and technical appendices; and
WHEREAS, the Planning Commission held a duly advertised public hearing on January
13, 2014, which was continued to January 20, 2014 then to January 27, 2014 then to February
19, 2014 then to March 3, 2014 then to March 17, 2014 at which time interested persons had an
opportunity to testify either in support of, or opposition to, the proposal and for the purpose of
considering the Project upon property described in the attached legal description(Exhibit A); and
Planning Commission Resolution No.PC 04-14 Page 3
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, the Planning Commission considered all
factors relating to the proposed Project, including potential environmental impacts addressed in
the Environmental Impact Report No. 1818-09; and
WHEREAS,the Planning Commission has carefully reviewed and considered the information
contained in Draft Environmental Impact Report No. 1818-09 and public testimony prior to finding
Environmental I�npact Report No. 1818-09 inadequate far the reasons included in the findings;and
WHEREAS, the Project was processed in the time and manner prescribed by state and
local law; and
WHEREAS, affected City Departments have reviewed the Project; and
WHEREAS, The Design Review Committee reviewed the Project design at their regular
August 7 and October 21, 2013 meetings and recommended approval of the Project by the City
Council with Specific Plan design criteria and development standard changes and recommended
conditions to facilitate Design Review Committee review and acceptance of the Project's sub-
level site, architectural and landscape plans prior to the issuance of building permits; and
WHEREAS, City staff has provided the Project recommendations of the Design Review
Committee to the Planning Commission in the form of a staff report dated January 13, 2014, and
in the form of a staff report and meeting minutes of the Design Review Committee attached to
the January 13, 2014 staff report; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommends
denial of Environmental Impact Report No. EIR 1818-09, General Plan Amendment No. GPA
2009-002 (Includes amendments to the East Orange and Orange Park Acres Plans), Zone Change
No. ZC 1254-09, Development Agreement No. DA 5825, Specific Plan No. SP 001-09,
Tentative Parcel Map No. TPM 2012-101, Tentative Tract Map No. 17344 (City No. TTM 025-
09), Major Site Plan Review No. MJSP 0595-09 and Design Review Committee No. DRC 4413-
09 ("Project")based on the following findings:
SECTION 1 —ENVIRONMENTAL IMPACT REPORT FINDINGS
The Plaruiing Commission recomrnended denial of Enviromnental Impact Report 1818-09. The
votes were as follows:
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
RECUSALS: Commissioners Cathcart and Steiner
Planning Commission Resolution No. PC 04-14 Page 4
The Planning Commission finds that Environmental Impact Report (EIR) 1818-09 does
not reflect the independent judgment and analysis of the City of Orange and is inadequate for use
for this project for the following reasons:
1. The Planning Commission finds that the information contained in EIR 1818-09, does not
provide an adequate assessment of the potentially significant environmental impacts of
the proposed Project and required discretionary permits; and
2. The Planning Commission finds it is not possible to conclude that, even with the
implementation of all mitigation measures recommended in EIR 1818-09, there are
substantial overriding benefits of the Project which outweigh the significant and
unavoidable environmental impacts of the Project, with the exception of the project's
internal design, that could override site-based significant and unavoidable aesthetic
impacts; and
3. The Planning Commission finds that the EIR is lacking in clarity, information, accuracy,
disclosure and completeness and that document components are dismissive and or
misleading, specifically pertaining to the Threshold analysis and responses for the Land
Use analysis with regard to a lack of analysis of changing the existing Orange Park Acres
Plan, East Orange Plan, Santiago Creek Greenbelt Plan and the proposed General Plan
text amendment implications for the City's Open Space, Park General Plan Land Use
Element designation; Biology with regard to lighting impacts on sensitive species;
Hydrology and Water Quality with regard to dam inundation; Traffic with regard to the
conclusion that no impacts would result even if all mitigation iinprovements were
implemented; and
4. The Planning Commission finds that critical public comments on the EIR received
through comment letters, public comments and correspondence support the
Commission's finding of inadequacy; and
5. The Planning Commission finds that the EIR did not undergo sufficient peer review
because it was only reviewed in certain subject areas at the beginning of the process and
not at critical stages tluoughout or at the end of the process; and
6. The Planning Commission finds that due to insufficient analysis in the areas of Water
Hydrology and in particular with regard to dam inundation, the EIR would not further the
City's goals to provide for the safety of residents or protect the liability of the City; and
7. The Plaruling Commission finds that the EIR does not include exploration of appropriate
project alternatives, as evidenced by the number of overriding considerations being
requested for significant and unavoidable iinpacts; and
8. The Planning Commission finds that the EIR includes deferred mitigation for multiple
impact areas, particularly in the area of Traffic, because the timing for traffic related
Planning Commission Resolution No.PC 04-14 Page 5
improvements are not included in the City's current Capital Improvement Program (CIP),
or reasonably foreseeable in future CIP's.
SECTION 2—GENERAL PLAN AMENDMENT
The Planning Commission recommended denial of General Plan Amendment No. 2009-002 (the
denial includes amendments to the East Orange and Orange Park Acres Plans). The votes were
as follows:
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
RECUSALS: Commissioners Cathcart and Steiner
The decision of the Planning Commission is based on the following:
The Planning Commission finds that the East Orange and Orange Park Acres Plans,
incorporated into the City's General Plan, are well accepted, long established documents that the
community expects to guide the development for the project site and the City is under no
obligation to change the General Plan unless it feels the right project would warrant such change.
The Planning Cominission finds that the density is too high under the proposed general plan
amendment for the residential portion of the Project, and with regard to the non residential
portion, the allowable uses are too intense, given that the project site is located immediately
adjacent to a uniquely rural equestrian community and is surrounded by property designated low
density residential. The area of the property designated for a senior residential community
would require a medium density residential general plan designation. This designation would
permit the maximum residential density, such as apartments, allowable in the City. The
Commission finds that this is completely out of context and not an appropriate fit for the area.
The Commission also finds that the area proposed for low density residential would still have a
have a higher density than what exists in the surrounding neighborhoods. The Commission finds
that the area designated for a recreational amenity was more like a commercial designation
because it would not be operated by a public entity. Finally, while the Commission was in favor
of having 50 acres of the project designated for open space, the area would not be sufficient to be
considered a City park because it lacked park amenities and did not have a public entity readily
willing to accept the responsibility and maintenance for the area. Finally, the Commission
determined that the lack of certainty with regard to certain essential aspects of the Project and the
proposed Project inconsistencies did not warrant removing the Project area from the East Orange
Plan or Orange Park Acres Plan.
SECTION 3—ZONE CHANGE
The Planning Commission recommended denial of Zone Change No. 1254-09. The votes were
as follows:
Planning Commission Resolution No.PC 04-14 Page 6
MOTION: Commissioner Correa
SECOND: Commissioner Gladson
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
RECUSALS: Commissioners Cathcart& Steiner
The decision of the Planning Commission is based on the following:
The Planning Commission generally agreed that the zone district designation for the
portion of the project identified as Area A should be Open Space for the project. The
Commission did not agree with the zone district designation for the portion of the project
identified as Area B. While the Commission supports land uses offering recreational amenities,
the Commission finds that under the Applicant's proposal, the use as a private facility, coupled
with the support uses to support it, make it more commercial in nature. The Commission agreed
that the commercial use of the property was not appropriate at this location. With regard to the
portion of the project identified as Area C,the Commission finds that the low-medium density
residential zoning designation is completely out of character with the existing surrounding
neighborhoods because it is far too dense for the area. Also, the proposed senior assisted living
and independent living uses are not compatible with the surrounding neighborhood. The
Commission finds that such a use in this area is not convenient, accessible or close to the support
needs of its residents. The Commission finds that the proposed use is too remote to public
transportation, medical uses, shopping centers and similar uses that support the residents.
Finally, with regard to the portion of the project identified as Area D,the Commission finds that
the land use designation of single family residential is appropriate, however, determined that a
zone district designation of R-1-6 was not appropriate as it allowed minimum lot sizes of 6000
square feet, which the Commission determined was too small for that area. The Commission
noted that neighboring development in the area located on either side of the project is designated
R-1-8, which requires a minimum lot size of 8000 square feet and would be the compatible size
for the Project. The Cormnission also rejected the idea of privately gating this portion of the
residential development.
SECTION 4—DEVELOPMENT AGREEMENT FINDINGS
The Planning Commission recommended denial of Development Agreement No. 5825. The
votes were as follows:
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: Commissioners Buttress, Correa, & Gladson
NOES: None
RECUSALS: Commissioners Cathcart and Steiner
The decision of the Planning Commission is based on the following:
The Commission finds that the Agreement proposed was significantly lacking in
additional public benefits. The 50 acres of public open space did not identify any agency or
Planning Commission Resolution No.PC 04-14 Page 7
other entity willing to accept or maintain the property and much of it is located in the middle of
the Santiago Creek watershed. The area identified to be donated to the YMCA or similar
organization lacked a written commitment from any organization willing to acquire or operate a
private recreation facility. A private operator of this type of amenity was viewed as pay to play
and not encouraged by the Commission. The Commission finds that the financial contributions
offered for trail connections are likely insufficient because the Applicant failed to identify the
actual costs of building the trail connections. The Commission finds the relocation of the two
water wells on site is required to develop the property and do not constitute public benefits.
Finally,the Commission finds that most of the benefits offered lack timing as to when they
would occur.
Accordingly, the Planning Commission hereby finds that:
1. Development Agreement No. 5825 is not consistent with the objectives, policies,
general land uses, and programs specified in the General Plan and any applicable
specific plan or redevelopment plan, because it is significantly lacking in additional
public benefits required to approve a development agreement and seeks park credits
for open space area that is insufficient to meet the City's threshold for park needs
pursuant to Chapter 16.60 of the Orange Municipal Code; and
2. Development Agreement No. 5825 is not compatible with the uses authorized in the
district or planning area in which the real property is located and would require a
general plan amendment, and zone change to make the project compatible; and
3. Development Agreement No. 5825 is not in conformity with the public necessity,
public convenience, general welfare, and good land use practices because the
proposed project seeks a higher density and land use intensity than what is currently
allowed in the area. The projects lacks additional public benefits required for the
approval of a development agreement and would result in the increase of residential �
users of City parks without the benefit of providing additional park space or fees in
lieu.; and
4. Development Agreement No. 5825 would not be beneficial to the health, safety, and
general welfare consistent with the policy of the City with respect to development
agreements as provided in Section 17.44.200 because it is significantly lacking in
public benefits to the entire community. The Commission finds that even the
dedication of 1.3 miles of public trails is deficient in identifying an owner and
maintenance responsibilities for the trails, and fails to identify timing for the trail
improvements; and
5. Development Agreement No. 5825 would adversely affect the orderly development
of property or the preservation of property values in the City because the project as
proposed is too dense and intense in tenns of allowable development and land use in
the area in which it is located. As such, it would likely detract from the sunounding
properties, negatively affecting property values; and
Planning Commission Resolution No. PC 04-14 Page 8
6. Development Agreement No. 5825 would not promote and encourage the
development of the proposed project by providing a greater degree of requisite
certainty. The Commission found that the development agreement proposes to
dedicate 50 acres of public open space but does not identify any group or agency
willing to accept the maintenance of the property or any commitment related to the
timing on when the property would be conveyed as public open space. Furthermare,
the development agreement identifies a 10 acre donation to the YMCA or similar
organization for a recreational amenity but there are no written commitments from the
YMCA or similar organization to accept the property or timing identified for the
property dedication. And finally, the developer proposes two separate $100,000
contributions for local trail connections but fails to identify the actual costs to build
each connection or when the money would be donated for the connections.
SECTION 5 — SPECIFIC PLAN, MAJOR SITE PLAN REVIEW, TENTATIVE TRACT
MAP,TENTATIVE PARCEL MAP AND DESTGN REVIEW COMMITTEE FINDINGS
The Planning Commission denied Specific Plan No. 001-09, Tentative Parcel Map No. 2012-
101, Tentative Tract Map No. 17344, Major Site Plan Review No. 0595-09 and Design Review
Committee No. 4413-09. The votes were as follows:
MOTION: Commissioner Gladson
SECOND: Commissioner Buttress �
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
RECUSALS: Commissioners Cathcart and Steiner
The findings for the decision are based on the following:
�ecific Plan:
The whole of the findings for Specific Plan approval are not inet by the Project.
Required Findings:
1. That the proposal conforms to the General Plan in regard to land use designation
and intensiry;
This finding is not met. As corroborated by the findings given for the denial of
General Plan Amendment No. GPA 2009-002 the Planning Commission finds that
the Project:
a) Does not conform to the General Plan's existing land use designation
without authorization for a change in Land Use designation.
b) Does not adequately approximate density equivalent to or transition to the
surrounding community.
Planning Commission Resolution No.PC 04-14 Page 9
c) Is not considerate of the low intensity concept of area greenbelt plans that
include the property.
d) Does not provide analysis or consistency with the low intensity nature of the
East Orange Plan or Orange Park Acres Plan.
e) Does not facilitate required public park needs required by the City to justify
the Project intensity.
� Has insufficient analysis to determine that there would not be park
intensification impacts by allowing privatization of parks via changes to the
Open Space—Park General Plan Land Use Designation definition.
g) Would create land use intensity incompatible with the area due to the number
of land uses that could occur and the massing of buildings that could block
viewsheds.
h) Would result in use elements that would introduce a commercial use to an
area that does not have such uses, thereby causing inconsistent land uses,
change of community character and higher traffic intensity via commercial
support vehicle activity.
i) Would include a senior residential component land use that would not be
supported by close convenient services hence, causing a use not compatible
with the area. �
j) Would utilize a three story building component that is out of context with the
intensity of any other buildings in the area.
k) Would not have sufficient assurances in place to prevent the future
conversion of planning Area C to unrestricted apartments which would
increase traffic intensity to the area.
1) Includes use intensity not appropriate in a dam inundation area in such close
proximity to dams.
m) Would intensify emergency response needs in the event of a localized or
regional emergency.
2. That the proposal contains at least ten gross acres;
The Project contains approximately 110 acres. This finding can be met.
3. That the proposal provides for a�nix of uses (such as, residential, commercial, office,
public facilities, open s�ace);
The Project provides a mix of uses. This finding can be met.
4. That by incorporating features such as, but not limited to those listed below, the
proposal constitutes an environment equal to or better than what�night be
accomplished under traditional developrrtent practices:
a) Where usable open space is provided in excess of the amount required under
conventional zoning;
Planning Commission Resolution No.PC 04-14 Page 10
b) Where natural features are preserved that enhance the development and will
benefit the community such as trees, scenic points, view corridors, ridgelines,
historic buildings or landmarks, unique geological formations and other
communiry assets;
c) Where peYimeter setbacks of the development exceed the minimum dimension
required;
d) Where distinctive design techniques are incorporated such as architectural
treatments, site planning, structural design, landscaping as well as integration
into the community;
e) Where the Project makes use of non-depletable energy sources for water
heating or space heating;
� Where usable recreational amenities are provided in excess of the amount
Yequired;
g) Where special amenities are provided such as daycare,preschool, communiry
care, or other amenities;
h) Where multi-modal transportation opportunities are provided such as
linkages to pedestrian and recreational trails, and public transit facilities;
i) Where public institutional needs are met by providing for schools, religious
facilities, libraries,post offices,police/fire facilities; and
j) Where special needs housing is provided.
This finding is not met in entirety. In addressing each of these issues the Planning
Commission finds as follows:
a) Greater open space would result under the existing Greenbelt plan
designations of the Orange Park Acres and East Orange Plans. The Project
did not wholly consider said plans. The Open Space provided by the Project
does not include open space required by the Orange Municipal Code that
would best serve the City in the form of traditional public park facilities with
recreational facilities and a public parking lot.
b) Site constraints in relation to the surroundings were not adequately
considered. Bulk and height of Project buildings could obstruct view to
nearby Open Space Ridgelines as identified in the General Plan and
incompatibility with the density and scale of the surrounding community
context would result.
c) Perimeter setbacks exceed the requirements of the code however, setbacks
for the bulk and height of the buildings proposed do not alleviate coirununity
compatibility concerns with the Project.
d) The Specific Plan includes distinctive design techniques such as architectural
treatinents, site planning, structural design and landscaping; however, the
Specific Plan contains many indefinite clauses that could result in a liability
to the City when administering and maintaining the Specific Plan. While the
Specific Plan provides illustrations and some framework that would
contribute to intenlal integration, it does not provide for adequate integration
of the Project into the community due to the nature of uses, intensity, density
asid height proposed. The Specific Plan includes inadequate trail tiining that
Planning Commission Resolution No.PC 04-14 Page 11
is reliant on unpredictable factors that would need to first occur. The Specific
Plan includes unrealistic contingency provisions for maintenance of the
Project's Area A passive open space, Area D active open space and Project
trails.
e) The Specific Plan contains a Sustainable Design section requiring builders
"to go above and beyond" Title 24 standards by a minimum of five percent.
However, the Sustainable Design section contains several non-mandatory
phrases that could hamper the portrayed sustainable design for the Project.
� The Open Space provided by the Project does not include open space
required by the Orange Municipal Code that would best serve the City in the
form of traditional public park facilities with recreational facilities and a
public parking lot.
g) The Project allows for the inclusion of special amenities.
h) The Specific Plan offers on-site trails. The eastern end of the Santiago
Canyon Road adjacent trail would connect to an existing trail. A trail
crossing would be provided at Nicky Way. However, trail connections for
the Santiago Creek adjacent trail and the westerly terminus of the Santiago
Canyon Road adjacent trail are not assured by the Specific Plan. Completion
of a creek crossing trail or expansion of the Mabury Avenue adjacent trail
per envisionment in the General Plan would not be accomplished.
Furthermore, no linkage to public transit facilities exists or is proposed.
i) Traffic mitigation needs created by the Project may not be met in that the
necessary mitigation measures/traffic improvements for the Project are not
� identified and fully funded Capital Improvement Projects by the City.
Emergency evacuation needs of the Project would likely further strain
emergency responder resources and no detailed plans have been
demonstrated to show that the eventual site operators would alleviate the
need. Park needs of the Project, as required by the Orange Municipal Code
would not be met with public park facilities and a strain on other existing
City park facilities could result from use by residents of the site. Uncertainty
of Planning Area A open space and the Project trails ownership could result
in a strain of City resources to maintain or encourage inaintenance by the
inaster owners association for the Project. The Specific Plan contains inany
indefinite clauses that could result in a liability to the City when
administering and maintaining the Specific Plan.
j) Age-qualified (senior housing) is proposed. However, no special needs
housing for lower income families is specifically included.
Major Site Plan:
The whole of the findings for Major Site Plan approval are not met by the Project.
Planning Commission Resolution No.PC 04-14 Page 12
Required Findings:
1. The Project design is compatible with surrounding development and neighborhoods.
This finding is not met. The Planning Commission finds that the Project:
a) Does not adequately approximate density equivalent to or transition to the
surrounding community. Site constraints in relation to the surroundings were
not adequately considered. Bulk/massing and height of Project buildings could
obstruct view to nearby Open Space Ridgelines as identified in the General Plan
and incompatibility with the density and scale of the surrounding community
context would result.
b) Is not considerate of the low intensity concept of area greenbelt plans that
include the property.
c) Does not provide analysis or consistency with the low intensity nature of the
East Orange Plan or Orange Park Acres Plan.
d) Would create land use intensity incompatible with the area due to the number of
land uses that could occur.
e) Would result in use elements that would introduce a commercial nature to an
area that does not have such uses, thereby causing inconsistent land uses, change
of community character and higher traffic intensity via commercial support
vehicle activity.
� Would include a senior residential component land use that would not be
supported by close convenient services hence, causing a use not compatible with
the area.
g) Would utilize a three story building component that is out of context with the
intensity of any other buildings in the area.
h) Would not have sufficient assurances in place to prevent the future conversion of
planning Area C to unrestricted apartments which would increase traffic
intensity to the area.
2. The PYoject confor�ns to City development standards and any applicable special
design guidelines or specific plan requirements.
This finding is not met. The Planning Commission finds that the Project merits
denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254-09.
Without the change of land use designation, the Project is incompatible with the
existing General Plan and Zoning Designations for the site because the proposed
uses are not allowed.
3. The Project provides for safe and adequate vehicular and pedestrian circulation, both
on- and off-site.
This finding is not met. The Planning Commission finds that the traffic mitigation
needs created by the Project may not be met in that the necessary traffic
Planning Commission Resolution No.PC 04-14 Page 13
improvements for the Project are not identified and fully funded Capital
Improvement Projects by the City. Emergency evacuation needs of the Project have
not been detailed to demonstrate that site occupants would be able to be evacuated
and would be evacuated in a manner that would not cause disruption of or
intensification to existing evacuation routes.
4. City services are available and adequate to serve the Project.
This finding is not met. The Planning Commission finds that Traffic mitigation
needs created by the Project may not be met in that the necessary mitigation
measures/traffic improvements for the Project are not identified Capital
Improvement Programs by the City. Emergency evacuation needs of the Project
would likely further strain emergency responder resources and no detailed plans
have been demonstrated to show that the eventual site operators would alleviate the
need. Park needs of the Project, as required by the Orange Municipal Code would
not be met with public park facilities and a strain on other existing City park
facilities could result from use by residents of the site. Uncertainty of planning Area
A open space and the Project trails ownership could result in a strain of City
resources to maintain or encourage maintenance by the inaster owners association
for the Project. The Specific Plan contains many indefinite clauses that could result
in a liability to the City when administering and maintaining the Specific Plan.
5. The Project has been designed to fully mitigate or substantially minimize adverse
enviYonmental effects.
This finding is not met. As evidenced in the findings for denial of EIR No. 1818-09,
the Planning Commission finds that the Project does not fully mitigate nor
substantially minimize adverse environmental effects.
Tentative Tract Map:
The whole of the findings for Tentative Tract Map approval are not met by the Project. The data
and analysis upon which these findings are based are set forth in Commissioner comments at
Planning Commission meetings on January 20, 2014, January 27, 2014, February 19, 2014,
March 3, 2014 and specifically March 17, 2014.
Required Finding:
A. The requirements for the filing of subdivision maps shall be governed by the
provisions of the Subdivision Map Act and the provisions of Title 16 of the OYange
Municipal Code (OMC). All rnaps shall comply with the pYovisions of the Subdivision
Map Act, the City Zoning Ordinance, Title 16 of the OMC, and any other ordinance,
statute or law pertaining to the use, sale, leasing or subdivision of land.
Planning Commission Resolution No.PC 04-14 Page 14
1. The proposed subdivision map and the design and improvements are
consistent with City of Orange Gene�al Plan which includes the East Orange
Plan and Orange Park Acres Plan as part of the Land Use Element.
This finding is not met. The Planning Commission finds that the Project merits
denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254-
09. Without the change of land use designation, the Project is incompatible with
the existing General Plan and Zoning Designations for the site because the
proposed uses are not allowed.
2. The site is physically suitable for the type of development and the proposed
density of development.
This finding is not met. The Planning Commission finds that the age-restricted
(senior) component of the Project is not located in an area where necessary
support services are conveniently located. The site is located in a dam inundation
zone in close proximity to two dams. Associated potential dain inundation
impacts to life and property have not been fully mitigated by the Project,
specifically in consideration of the request to have the City's highest density land
use designation established for the senior independent and assisted living land
uses in planning Area C. The density of planning Area C and the massing of
building in planning Area B for the Project is out of character with the
surrounding community because the massing and density is substantially higher
than the surrounding rural suburban community. Furthermore, the three story
building component in planning Area C is out of context with any other buildings
in the area. The Project does not adequately approximate density equivalent with
or transition to the surrounding community. The Project is not considerate of the
low intensity concept of area greenbelt plans that include the property. The
Project does not provide analysis or consistency with the low intensity nature of
the East Orange Plan or Orange Park Acres Plan. The Project does not facilitate
required public park needs required by the City to justify the Project density. The
Project would create land use intensity incompatible with the area due to the
number of land uses that could occur and the massing of buildings that could
block viewsheds. Project uses would introduce a commercial nature to an area
that does not have such uses, thereby causing inconsistent land uses, change of
community character and higher traffic intensity via commercial support vehicle
activity. The road infrastructure of the area requires improvements merited by the
Project and such improvements are not identified in the City's Capital
Iinprovement Program. The Project would intensify emergency response needs in
the event of a localized or regional emergency.
3. The design of the subdivision or the proposed i�nprove�nents are not likely to
cause substantial environmental damage or substantially and unavoidably inju��e
fish or wildlife or their habitat.
Planning Commission Resolution No.PC 04-14 Page 15
This finding is not met. Environmental Impact Report No. 1818-09 discloses the
Significant and Unavoidable Impacts of the DEIR including:
• Grading and Construction Aesthetic Impacts
• Long-Term Aesthetic Visual Impacts
• Light and Glare Impacts
• Air Quality Impacts
• Hydrology and Water Quality Impacts (Dam Inundation)
• Transportation/Traffic Impacts
• Cumulative (Aesthetics, Air Quality, and Traffic) Impacts
In addition to the above impacts, the Planning Commission finds that the
Environmental Impact Report No. 1818-09 did not:
� Wholly reflect the independent judgment and analysis of the City of Orange.
• Provide an adequate assessment of the potentially significant environmental
impacts of the proposed Project.
• Provide adequate clarity, infonnation, accuracy, disclosure and
completeness.
• Provide adequate peer review.
The Planning Commission finds that the Environmental Impact Report No. 1818-
09:
• Includes deferral of mitigation for multiple impact areas.
� Would not further the City's goals to provide for the safety of residents or
protect the liability of the City.
• Includes dismissive and or misleading components, specifically pertaining to
Threshold analysis and responses for: the Land Use analysis with regard to a
lack of analysis of changing the existing Orange Park Acres Plan, East
Orange Plan, Creek Greenbelt Plans and the proposed General Plan text
amendment implications for the City's Open Space, Park General Plan Land
Use Element designation; Biology with regard to lighting impacts on
sensitive species; Hydrology and Water Quality with regard to dam
inundation; and, Traffic with regard to the conclusion that no impacts would
result even if all mitigation improvements were implemented.
Therefore, the Planning Commission finds that the Project may cause substantial
environmental damage or substantially and unavoidably injure fish or wildlife or their
habitat beyond that which is reported in Envirorunental Impact Report No. 1818-09.
4. The design of the subdivision o� type of improve�nents are not likely to cause
seNious public health probleins.
This finding is not met. The Planning Commission finds Environmental Impact
Report No. 1818-09 inadequate for the reasons stated above and in the denial findings
Planning Commission Resolution No.PC 04-14 Page 16
for Environmental Impact Report No. 1818-09. The Project has at least tluee
potential serious impact areas related to public health as follows:
• The Project is located adjacent to the Villa Park Landfill and methane
migration is a known potential issue for Project land and buildings.
• The Project has Volatile Organic Compounds (VOCs) on-site requiring
remediation.
• Portions of the Project are located in andlor adjacent a Very High Fire Hazard
Severity Zone and approval of use of County land for fire fuel modification
purposes is necessary to secure the tract as proposed.
Given the faults found with Environmental Impact Report No. 1818-09, the Planning
Commission is unable to wholly rely on it to make this finding, especially in
consideration of responsible agency concerns regarding the Project.
S. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large,for access through or use of, property
within the proposed subdivision.
This finding can be made in that there are no known easements for public use of
any portion of the Property.
6. The subdivision provides for, to the extent feasible, future passive or natural
heating or cooling opportunities.
This finding is not met. The Specific Plan contains a Sustainable Design section
requiring builders "to go above and beyond" Title 24 standards by a minimum of
five percent. However, the Sustainable Design section contains several non-
mandatory phrases that could hamper the portrayed sustainable design for the
Project. The Project Specific Plan does not contain requirements that make passive
or natural heating or cooling mandatory.
7. The proposed subdivision complies with the development standards contained in
the City's Zoning Ordinance.
This finding is not met. The Planning Commission finds that the Project merits
denial of General Plan Amendment No. 2009-002 and Zone Change No. 1254-09.
Without the change of land use designation, the Project cannot comply with the
development standards of the Zoning Ordinance because the proposed uses are not
allowed.
8. The proposed uses are compatible with existing uses located in the vicinity of the
subject site.
This finding is not mete The density of plaruiing Area C and the massing of building
in planning Area B for the Project is out of character with the surrounding community
Planning Commission Resolution No.PC 04-14 Page 17
because the massing and density is substantially higher than the surrounding rural
suburban community. Furthermore, the three story building component in planning
Area C is out of context with any other buildings in the area. The number of lots per
acre in planning Area D is not cominensurate to the larger size lots to the east of the
Project site, specifically south of Santiago Creek. The Project does not adequately
approximate density equivalent with or transition to the surrounding coinmunity. The
Project is not considerate of the low intensity concept of area greenbelt plans that
include the property. The Project does not provide analysis or consistency with the
low intensity nature of the East Orange Plan or Orange Park Acres Plan. The Project
would create land use intensity incompatible with the area due to the number of land
uses that could occur and the massing of buildings that could block viewsheds.
Project uses would introduce a commercial nature to an area that does not have such
uses, thereby causing inconsistent land uses, change of community character and
higher traffic intensity via commercial support vehicle activity. The road
infrastructure of the area requires improvements merited by the Project and such
improvements are not identified in the City's Capital Improvement Program.
9. The Project is subject to conditions that will preserve the public welfare and
insure that the Project will not have an adverse impact on adjacent land uses, and
local transportation systems, including local and regional trails.
This finding is not applicable. No conditions are merited because the tract map
is denied in part because the Project will have an adverse impact on adjacent land
uses for the reasons cited in this resolution.
10. City departments have reviewed the proposed Project and found that City services
are available and adequate to serve the needs of the proposed use.
This finding is not met. Under their authority, the Planning Commission overrides
any staff determination and finds that Traffic mitigation needs created by the Project
may not be met in that the necessary mitigation ineasures/traffic improvements for
the Project are not identified and fully funded Capital Iinprovement Projects by the
City. Emergency evacuation needs of the Project would likely further strain
emergency responder resources and no detailed plans have been demonstrated to
show that the eventual site operators would alleviate the need. Park needs of the
Project, as required by the Orange Municipal Code would not be met with public
park facilities and a strain on other existing City park facilities could result from use
by residents of the site. Uncertainty of plamiing Area A open space and the Project
trails ownership could result in a strain of City resources to maintain or encourage
maintenance by the master owners association for the Project. The Specific Plan
contains many indefinite clauses that could result in a liability to the City when
administering and maintaining the Specific Plan.
1 L The proposed subdivision allows implenzentation of local and regional
recreational opportunities as stated in the City's General Plan.
Planning Commission Resolution No.PC 04-14 Page 18
This finding is not met. The Project does not facilitate required public park.
needs required by the City. The Open Space provided by the Project does not
include open space required by the Orange Municipal Code that would best serve
the City in the form of traditional public park facilities with recreational facilities
and a public parking lot. A strain on other existing City park facilities could
result from use by residents of the site. Greater open space would result under
the existing Greenbelt plan designations of the Orange Park Acres and East
Orange Plans. The Project did not wholly consider said plans. The Project has
insufficient analysis to determine that there would not be park intensification
impacts by allowing privatization of parks via changes to the Open Space — Park
General Plan Land Use Designation definition. The Specific Plan includes
inadequate trail timing that is reliant on unpredictable factors that would need to
first occur. The Specific Plan includes unrealistic contingency provisions for
maintenance of the Project's Area A passive open space, Area D active open
space and Project trails. Trail connections for the Santiago Creek adjacent trail
and the westerly terminus of the Santiago Canyon Road adjacent trail are not
assured by the Project. Completion of a creek crossing trail or expansion of the
Mabury Avenue adjacent trail per envisionment in the General Plan would not be
accomplished.
12. A sufficient water supply is available to the Project.
This finding is met.
Design Review Committee:
The whole of the findings for Design Review Committee approval are not met by the Project.
Required Findings:
1. In the Old Towne Historic District, the proposed work conforms to the prescriptive
standards and design criteria referenced and/or recommended by the DRC or other
reviewing body for the Project (OMC 17.10.070.F.1).
This finding is not applicable. The Project is not in the Old Towne Historic District.
2. In any National Register HistoYic District, the proposed work complies with the
Secretary of the Intet^ior's standards and guidelines (OMC 1710.07.F.2).
This finding is not applicable. The Project is not in a National Register Historic
District.
3. The Project design u�holds community aesthetics through the use of an internally
consistent, integr�ated design theme and is consistent with all adopted specific�lans,
applicable design standards, and their required findings (OMC 17.10.07.F.3).
Planning Commission Resolution No. PC 04-14 Page 19
This finding is not met. Although the Project is internally consistent with an
integrated design theme, the Planning Commission finds that overall community
aesthetics of the Project:
a) Does not adequately approximate density equivalent to or transition to the
surrounding community. Site constraints in relation to the surroundings were
not adequately considered. Bulk/massing and height of Project buildings could
obstruct view to nearby Open Space Ridgelines as identified in the General Plan
and incompatibility with the density and scale of the surrounding community
context would result.
b) Is not considerate of the low intensity concept of area greenbelt plans that
include the property.
c) Does not provide analysis or consistency with the low intensity nature of the
East Orange Plan or Orange Park Acres Plan.
d) Would result in use elements that would introduce a commercial nature to an
area that does not have such uses, thereby causing buildings with a mass and
architecturally-related function that reflect a change of community aesthetics.
e) Would utilize a three story building component that is out of context with the
intensity of any other buildings in the area.
4. For infill residential development, as specified in the City of Orange Infill Residential
Design Guidelines, the new structure(s) or addition are compatible with the scale,
massing, orientation, and articulation of the surrounding development and will
preserve or enhance existing neighborhood character (OMC 17.10.07.F.4).
This finding is not applicable. The Project is not infill residential development, as
specified in the City of Orange Infill Residential Design Guidelines.
I hereby certify that the foregoing resolution was adopted on March 17, 2014, by the Planning
Commission of the City of Orange by the following vote:
AYES:
NOES:
RECUSALS: Commissioners Steiner and Cathcart
ABSENT:
Pat Buttress, Planning Commission Vice-Chair Date
EXHIBIT A
LEGAL DESCRIPTION
7H�(.�l�p R�F�RR��T�ti f����1N����?W IS�I�`C�AT��I��'H���TY t�F �F�AI��E. �t�UI�TY
��t�RI�NGE, ST�1TE dF CA�1F�F�N(A, �NE� IS �ESG€t����l A� F���.(�IN�:
��lRG�L 1:
P�4RCEL 1A:
T�€,A�' P'4RTIClN 0�' L�T 2 IRt 8�E7CEC ,�/��� C�F TH� t�4Nl� C�� f}G� �N[� Ei�Nb, IN �H� GITY
�F t7l�4NGE, CUUNTY t�F �7�AN��, STA�E b� �ALI�(��2NIA, AS �'�!� I�iAI� fi�+��l���� �N
B�IQK 3, PA�� �3f� f�F MIS��LL�1[�E#��1S �:�CC�F��3S �F 1.p5 t�NGE�.�S, �ALiF��{IIiA,
[�E�CI�(8E�AS F�LL�W�:
�EGINNIIV��T 1�PC3EN�`�N TH��C7�TH �lfV�Q�SAIp�.C}T, 2fi6.66 FEE�S�7EJ7H��17EGREE
W�ST F�:t7[N�`H�NO�THEA�T G£�17NEi�aF �A[D Lt}Tr ��IEtVCE S�?UT�I 3�C�E�REE 5t�' ��'�
WEST�1�.36 F�Efi TD A F'�111�T 1N THE GE��`E}� U�TH� CQ�L1[�TY ROA�D� THE�G� 5�11TH
�3aEGRE�.��' V�'E�T�k�C}NG T�{�CENTER�ENE C}F SA�[3 CO�JN�`1( ROAa, 238.1�FE�T 7Q
�`H� ��UTHEASY C[�RNER QF �'H,�T �ERTA[i� k�ARCEL OF �N� ��NilEYED E�Y W. U.
WHIS�.ER AND WIFE, T�0 HfR�tf4t1 �ilHISLER, �Y DE�� R��QR€3ED Nat1EI1�B�E� 26, t�17 t�l
��}OK ��9. P�tGE 23C t7F G�E�Sr THEIVC� NOR�H 15D�GRE� 5�' '�AST A�ON� �'H�
Sf�f�`CME�15T�i��.Y�.IN� �1F S,�l� P�RCEL UF LA#�a C�N1J�Y�D T� �A[D i�!€�AM WHISLEF2,
62�,4$��E�TC?A P�INT !N T�tE I�QRTH LIN� i�F SAID L��' 2; T€��NC� NO€�`�N 8�€}EGF2E�
�AST ���.�0��1`7Ct TH�Pt]INT QF BE�fNMING.
P�,R��L 9 B:
�"H� �MEST t�N� A�Ft�C!� ��fiA�` Pf�l��lt3M OF LQ� 2 fN �LC}CfC '"�" OF TH� L�ND (lF OG�
AND BaNE�. 11V THE�ITY tJF {}RA�GE� G�UE�T�' OF �IRAf�IGE. STAT��� CrALtfURNtA, A�
P�t M�P R€CQRDE�l II� B�C)�C �, PA�� 43Q QF MiSCEt(1�NEQ�S� R�CORDS C}F �OS
fi�G�l.ES C4i.iNTY. �ALt�c�RNfA, U�SCRf��[�,�� Ft�LLt�1N�:
���{NNIfV��`��`�i�h��R�`H�f1S�CC}RN�R(�� SAip L�T �; TkiENC�S��JTF� 17-112D�GRE�
�A5`� 8�fJ ��El` TOk THE �EN�ER QF THE CGUNTY RC��D; THENCE. �tL(,�N� THE CENTER
{�� THE �CC�U�lsfY f�OAb, TFi� FaLLC��VIi�G �QURSE� A�VD a1�T'ANCES: SOl1TW
��-'il4DEG1�€� WEST 4c�� F�ET: THENCE N{�#�TH 9D�GRE� WE�T 275 ���T; �(�UTH
84�7�i�REE 1tV�ST�3t1 FE��`:TH��fC�r l.��VING TH�CC1�11VTY ROA[�, N[7R�`H 1�-11�Q�GREE
EAST 6�5 F��T 7(� !� pQST U�t THE �IORTH �INE OF �Aip TR�CT; TH�NGE NURTH
85l��GREE EAST 9�C��EET T�? TF�E FQIf�T QF BEGtNN�NG.
E�S�E�T THEREFf�C}M TI�AT ��1RTEQN tJF �A[� t�f�Nl7 LYIN� G'U�S��RLY t�� A LIN�
C7�SCFZ16�� AS FQLLC7VIiS:
�EGIhINi�G l�� �+l STQNE �+1ARKEQ "X" {N TWE N4RTH LINE Q� SAfD LC�T 2. NORi'H
�SDEG€2EE EA�T �45�.a3 F��`�' F�OM fiF�� N€��THW��T CQRN�R 7H�R�Q��: TH�N�E
S�UTFf �5DE�R�E�3' �fE��625.�$F���T(�A PIP�1t�TH� CENTERLINE Q�F TH�Ct]UNTY
RC?AD.
�1SSESSCIR'S PARC�L Nf3.: a93-28(�•�7
P"AR��L 2:
1/24l14 101592
#io3s90�i� A-1
THA;T PC}�T�i��1 ClF Lt��' 2 (I� ��[��K "A'� GF TFiE LAND (�� {]GE �NI� f�0(��. liV �`H� �lTY
��' �3�ANG�, �{�UN�Y �F �RANG�, STA�E C�� �Al.I�tIRNlFt� AS PEI� �IIA� l����RQ�D IN
B�E��C 3 l�AGES 4�4 A�I��? 4�� (��It�f�CELt.AIV��L�S R��a�DS�ClF �0��f��EL£S C(�tl�1TY,
�'AL�FC�I�i�IA. �3�S�RIB�D A� FC7LLE�W:
���IN�tiNG AT�l P[�INT 1!� NC�R�H �(3EGR�f ��'�U" WE���0�.�2�FE�T (R�CaRD�NURSH
7CJ�CRE� i��' W��7� FR01�1! A Pt31N�F E(�t T�t� �t�UTH LINE �� �f�ID L�T TVitO, NbRTH
7��]�GR�� 11' �C1" �I�.�T �50.�8 ��E�' ((�ECt7FtC] N{)E�TF� 7�CDEGR,EE EI�ST ��C�.582 FE�T�
�R�l� 1'HE SQIJTHi�UES� �OR�1�� t�F �A[E� �C�T 1'�!!J�l; TH��tCE f�CJt�TN 4DEG�t�� 57" C�t7"
V1�E�T �a7.�1 F��T ([��C£�Ft� I�(���"N 7E��G{�E� U7' UtfE��` 547.42� ��E7� TQ� A Pf7lNT IhJ
THE C�N��RLINE�� THE �(7ll111T�'' RbA[�, WN1GH �� �]tS�ANfi Nf]RT�i 84D�CR�� �3' 3Q„
�AS�'f��2.88 F�ET(R��QR� hlt3RfiH��D�GREE ��' �AS7 C�4�,�74�FFt�}M TME,W�ST LII��
t7F �AlD �.C��'TIN�?; �'�EI�I�� IiJC���`H �4� ��" 3Ll" EA�T AL€��G TWE CE�ITERLtNE C3� �AI�
�(�U��`Y R(�Al� AS �`H� SANiE �X1S1'E[l P�21QF2 T(l �927, 9r9.�� FEET {���pR� NORTi�
82DE�R�� ��' EA�T �6�,CaG FE�T� Tc� AN A�G�� P€��(�i` IN ��I� C��}TERLii�E; THENGE
S�t���'� B�E�RE� 55` ��}" �AST ALOI�G �AI[} CENT�RLIf�� ��4.'l 1 FE�T(R��pR(�SQUT�
`1�D�G�t�� '�C}' EAST ��A�.(l6� FEE� TC� AN ,�t!`�IGL� F�71(�T �N �Ai� CEN���f.IN�; THEN��
�(IUTH 81�E�R�E ��` 3Cl`" ���7 284.{lG����1� T�N ANG�� f�tJIN� IN SAID �ENTERLIN�;
T�I�N�� �OIJ�H �1�f�GREE 1�` �Q" WE53 aLaNG TWE SO�TWIN�STERIFY E�4TENSt(��f�F
5�l�D CENTE(tLl�f�, �5.�#� F���`; TH��1C� S�OUTH 37p��GREE 41` "�p" W�S�` 18+6.6Q�E�T;
THE�I�E SC�U�'�-1 24���(�E� �5' 4C�" {�V�ST 7�.4�} F��T, THENCE SCIUTH �2D�GRE� ��'
WE��' Sf}.�� ��ET; TH��{�E ��UTH 71 QEGRE� 1€l' W�S�T 151.1� FEET; T�#EkUCE S�l��`H
�Q��GREE07'�ST 156.32 FE��';THEN�E N�JRTH �DEGI��� 53' 'i�"i�UEST 1£�2.17 FE�T;
TI�El�CE SQUTH ��DE��t�E `��' �t�" V�IES�7�.87 FEET; TW��1�� NC��Tt� 6���REE 4�` 3t�",
111f��T ��.3� �`��T, THEIV�� �C��#T� 84D�GREE a3` 3Ct" �1��T 42�.77 FEE �� `�HE �OINT
(}F B�GfiVNIl�G.
EXC�PTtN� THEE�EFF�GIM TI�AT P(3�T1(3t� D��CRIB�E��tS F�ILLt�1�'415:
I�EGIl�E�i�IG �1� !��[�l.� P�IN� I[� T�E I��RTWER��' LiN� t�� TH'A�T C�RTAIN PARCEt dF
L�11V[� Ct3EV1/EYED T� �.F. WHt�� AN� �U'IFE, �Y DE�C� REC�]RI�E� a�UGUS� 1�t 1954 IN
6GC}� 2789 �A�� Y 1 �F QFFIC[AL RECCIR�S. �Af D ��11NT S�iN� �`H� N�RTH���7ERLY
T�RitIItNUS OF THAT G�I�TAIN GO�IRSE SHaWAt AS '�N(]f�TH 48[�EG�2EE 4�` �I�SY 92.3�
F�ET"; TH�f1f�� S�7�tTH 87�?��RE� 22' 41" �'fi1�T 67.9f� �E�T T4� A RCfII�T !N �H�
c�€�R�H��LY�I��c��saia��Na c��vEv�a Ta��f�T�saia�oIN'��EIN�LOCATEE���.00
�EET 1�+�RT� 5�D�GR�� �7' �A�T �F��1V! ��iE SQUTHrVIIESTEFt�Y T�RMfI�US QF THAF
C�ER7A�� �UC�RSE DES[GN,A'fED !�� "�tC�R7H SC���GREE a7� E�ST ���.�2 FE��'°�� THENC�
StIUTH �v�EGR�E a�' �8.0o FE�T A�,O�G TW� N�I�THE��.Y �.INE �3F ��1� LAND
CONV�1fER TO 1NHf�`�T(� Afi� ��1GL� PC�tNF THERE�N; THENCE N�RTH 2�EGREE 53' -to`�
'k,�lt��� 5�,�1 ��ET TC� �f`NE PC�INT QF BEG�#VNI�1��
A�.SC� �?C�EPT THER�FRE��V1 THP�T �t�R�'ft�N 4�` St�#� �AND LYI�t� SQI�'€'W�€��.Y ANb
54UTHW��TER�.Y C1F THE NC7�E2Tl-��(�2[.`f �IN� OF `�H� �.A[1Ia ��iC�'tB�� I�t `�#�1� C3�LQ TQ
TH� C�TY 0�' [�RANG�, 1� MUIVI�i�Ai.. ��4�Pt�I�A7'It�N� R��f�RDEa AU�UST �2, 1��1
lN�TRUNI�N�!�(7. 9't-45�Ta7,O�FICfAL RECf3{��5.
A��[� E�fCEPT `���RE�#�t��lf `��-�'�1�` P'�I�TIU� �E SAI�} LAND DESCRIBED IN TH� p��D Td
N1UNf�iP'AL V!Vl�TEft [�ISfiRICT +�� QFtANGE �(7UN7Y, RE�(�I�I]EE� .�ULY 27, ��98 �S
l�S�RUNI�Nfi[�f�, 7���Ct�8�G23.C�F�ICtALR��t}�D�.
AS��SSOR'S P�IRCEL N4.: Q��-��(�-27
PARG�L 3:
�'�tRCEL 3A:
TNAT F�RTtt)fU OF �.C�T � IN E3�.t7Cl� "A" �JF 1"�� LAND �F t��E At�l� �f�N�7r (N YH� CIl``f
1/24/14 101592
#103590 vll L�-2
�1� t7R,QNGE. �4UI�TY []F oF�ANG�. STAT� G F CALIFc�RN#A. AS PEf� MA� RECiJRDED fN
B�t�K 3, PAGE 4�r� [�� #V�iS�ELLAIV��uS RECOfZDS QF LQS AN�EL�S CC�UNTIf,
C�I,LEFORI�IA, DES+CRIB�� ,�S FQLLC►UVS:
BEG(NNIN�i4T�H�NORT�#EAST COf�NER C7F SA�I[�Lt�T 2;AND THENC��CIU�'HV�IE�TERt�Y
ALONG TH� N�RTHV�IEST�RLY L�NE �F T#�#E LAND CC�i�VEYEp BY W V. UVHISLER AND
V1flFE, T(3 MF2S.J. R. F��TCHEf�, BY D��p F2E�ak�EC�APR1L �3, 1�14 IN ���}K 2�48, (�AGE
55 QF DEEDS, T� R BOLT iN THE �ENTER �F TW� CQIJNTY RQAQ AT THE SQf,lTHU11EST
CaRNEl� OF SAE�I LAi11C] ��N�IEY�[� TO S�ia lViR�. .1. R. FLETCHER; THENCE RUNNING
N[31�T�i1tUESTER�Y/�LQh�G THE CENTER LfNE[��S�tID GC7tJNTY R4A[�, 284.1�F�ET, MC�RE
OR LESS, T{� AfV f�LD PIPE iN THE A�1GL� PUII�T [N THE CENTER LENE OF SAiD COl1NTY
RaAD; THENCE RU[UNt[�G SC3Ll�N ��DE�R�� 1l1fEST AL�NG TH� CECVT�f� Ll�t� QF �AiD
C47�lN1'1� R�I�E�, 597.�4�E�T 7(� TNE SQCITHEAST f:pRNER C1F THI�I' PORTIO�I OF S�lQ
L�T� �ONVEYED BY B. D. PAf�KEf�, A S[N�GL� f'UTAN. 7C}CHRiS 5ENT1 ANQ WIFE, BY DEED
F�ECC�R[�E� f��V�N1��R 2, 1923 I�t BO[7K 4��. PACE 384 OF DEEQS; �'H�NCE Nt)RTH 3Jt�
�o� �� �AS�'a��.ss FEET, ��R�DF�L��S. TC�A P�1N71N 7H� IvoR7H ttNE a� sAia �aT
2, 1lV#iICFi P'Q€�IT LS�66.G6 FEET SO�1TH 85aEGaEE V`lES�F�O1VI TH��f�RTHEAS�'C�F�IV�R
OF SA1p LQT �; �'FE�NG� NUf�TH s5[��GREE EAST 26r.6G F�ET TC� TNE PO1NT t7�
�EGIlVNING.
EXGERTfNG THEREFRUM, THAT PORTIQN OF SA�D LANf� p�SGR1�3�D AS FOLLQW�:
B�GINNlNC AT THE NCIRTH�AST C[7RNER (7F SAi� Lt�T 2; �tUN#Vi�€� THE��E
SOLITHINES�ERLY ALf�N� TH� NC?R`i�NIN�ST�R�LY LINE OF �HE LAND C(?NVEY�O SY W.
11. WHISLE�.T� MF�S.y. R. FLETCHER, BY aEED RECORpE� l�PI�I� 13. 19��4 IN �C�flK 248,
PA�E �5 dF DEEdS, TQ A f3OLT 1N �NE C�NTER a� THE C�UNTY R�AD AT T�IE
SaI�THWEST CORNER�F SAiCI LAND CaNVEYEEI Tt7 �AfD(VI�S.). C�. FLETGHEI�;RUNNIi�G
THEN�E NORTHV1lES�'��2L�'ALC3NC THE C�i�TER�ItV�aF SAiD CaUNTY R�AD�84.1 pFEEF
TC} i�, Pt}INT !N �H� CE�V�F�R�INE ClF Sl�tf� �C)UNTY RC�A�I: I�UJVNihtG rtHEN�E I�f A
S�UTHIlU�STEf��Y�IF2EC71�N AL.QNG TH�C�NTEI�GENTER�IN�OF S/�IQ C��]IUTY RpAC�,
59.94 FEE�T4 A POINT; THENC�IN A NOR�NEASTERLY C�lRECT1QN ALQNG A STRAIGHT
�.INE TQ A P�iNT iN TN� N(7RTH�R�Y LINE l7� SAiD LOT 2, WHlCH POI�IT l� St��7TH
$SDEGR�E W�ST 1(�3.G6 F��" FROM THE NO#�THEAS7 CC}RfUER �F SAID LOT 2� Tt�EI�CE
!VC?RTF€ �SDEGREE �AST AL(�NG THE I��RTHERLY i�INE CtF S�ll� LOT 2, 1a3.�6 �EE7 �a
THE PDIf�T (�F E3EGINNiNG.
�1�SC� ��EG�PT TH�R�F�t�M �`HAT F�R i ION I�t�LU!]�D 1CU THE GC?UtVTY RO�D.
PA€2C�L 36:
�`Hl�T PQR�'IC�N C?F lt7T 2 IN BLaCK ..A,. t�F THE LANa�F aGE AND Bt]ND, AS SH�}W�af�
A�MAP REGCIRDED IIV BQOIL 3, PAGE 43QlJ� MfSCELI.AN�flUS f2EGClRC�S Cl�'L4S ANCELES
�our�r�r. cA�.i�oaru�a. �Esc�i��a as Ea���rnr�:
B�GINNII'+�G AT �NE �lORTHEA�T CpRN�R O�' SAID Lt}T 2; TN�N�E 54UTH'WEST�RLY
p,LQNG TNE NURTH�h1�ST�RLY LfNE pF 7H� LANb G��IVEYED 8Y VIJ. V. WN1SE�1� ET U}{
7� MRS. .J. R. FLETCNER, BY QEED RE�ORD�D AP�IL 13, 1914{N ���K 24�, PACE 5�(7�
DEEQS, Tc�A BDLT fN THE CENTER QF THE c�UNTY Ra�o AT Tt�E s�U�HWEST c�Rt�E�
f7� SAID LAND CONVEYEQ T{� SAfa NfRS.}. R. FLETG�fER; T�#ENCE NCIRTHW�STERLY
A�4NG TH� C�N7E�t �fNE O� SAID CUUNTY ROAD 284.70 �EET, Ta a POiNT I�V THE
CENT�RLlN��F SID CpUNTY��?AD; RUNNING TH�N+�E!�V A SOU�ft�1NES��R�Y DIRECTlE7N
/�LQ�[C CEI�TERLINE OF SAID GQUNTY ROAD, 59�.94 FE�T TQ A P01NT; THENCE IN A
N[}RTHEA�T�i�LY DIR�CTIQN ALONG A STRA[GHT LiNE T� A POINT fN TH� NORTH�RLY
LENE C}F SAI� L�T �, WHI�CH P�[NT IS SOUT[� 85DEGREE WEST 1�13.GG ��€T �R(�M THE
NU�2�HEAS7 CdI�NER OF SAID LDT 2; THE�ICE (Y�R�H 8�DEGREE EAST �4���IG �NE
N�€2�HERLY LINE O� SAlD LC}T 2� 1�3.66 ���T T(� TNE PQIN7 t7F B�GINNING.
1/24/14 101592
#103590 vll f�-3
E�GEP�lf��Thi��t�FR4(U!,TE�/�T PaRTIt7N INC�Ll�E�I !N TH�CC]U I��Y R(3ACl,AS TH��ANfE
�S��ST�D PRit��t Tt� i 92�.
ASSESSCiR'S PAR�EL NU.: b�3-2��]-r���
�►�R��� 4:
P1�IR�EL. 4A:
�HA�T P4k�TtQN (�F THE C�h10 ALL�?TT�� TQ PAUL�t P�R��T� DE Df��1fIN�UEZ, 1N 7HE
C��`1f E�� OI�I�GE, COUNT'�+0� QRANG�, ST�4�'E t�F �f�U�t�RNIR, AS [��S�RI#��0 If� THE
F�{VA� (7Rl��F� (}F PARTI�lpN C3F THE E�N�H€7 SANTIAGU pE SANTA AN�4, WNIGH W�tS
E�IT�€2E€�����ENI�ER'��, ��s�Et�E�t��f4 `.�"PAGE ��t�C3�.�UDGIt��f�TS�F THE DISTf�IGT
�(�EJR�' U� �`M� '(7'�FI .iU�IC1�1L DCSTR(C`T IN A1Va �f3R �aS AA1�E[.ES C(�I�N�Y,
CA�iF[�Ft(�1�4, DESCF�I�ED�� �(��L41IV�S:
B��ENNI�� A�T THE SQUi'H€A�T CQRIVEE� QF THE �'RACT f?� �RND �C�NV�Y�[� TC� A. �.
H�II�SBERG��ZN AiV� WI�E, BY D���L� RE�f�RC3El�APRIL 27, 1335 IN BOC�K 14�, PAGE 222
Q� QFFlCIAL R�GOk�QS OF S}#!D C(7UN�'`f; fiHEN�� N+D�T� �9�EGRE� 45' 0�" EAST
��4.8�F�ET A�(7N�T�#E �,AS�ERLY l.IN�QF SAI[�LANt�T�7 THE SQt��'HEAST CORNER C►F
TWE LANf� C(7NVE"�E[}TC}SGL#�Y MtL��R��NTRAGTIN+�CQMP,4NY, ��' DE�D R�GC�#�E�EQ
AU�U�T �5�� ��3� �N S�aK 63�, PAG� �[78 O� aFFICtAL F�EGaR�S �F �AIE� GQfJNTY;
TH�NC� SOUT�# 83DEGREE E�0" �" W�ST 66,.�� FEET TQ TN� SaUTH�lII�ST C��2N�R 4�
SAIQ L�f�f}CONV�YEt�TC�SUtL'�h+ti�LEl�CUIVTRACTING��IVI�AN'�,T�fEIVC�SQUTH�RE.Y
2€�8<�0 FEE�', Mt�RE QI� L�SS, �LClNG TNE St3�THE�LY E�1`ENSIaN 0� TH� WESTERf.Y
LINE C�F SAIa LANfl Tt� T�{� Sf3UTHERLY LI(VE �F SI��D LANb ��NVEYE[� Tt� A. B.
H�INS�ER�E� A�JD V1![FE: THENCE NaRTH aSD�GR�€ QU` ��" EAS�' SSa.ac� F�ET, N1aRE
t3R L�SS TCt �W� P�1NT (�F �EGINNI�IG.
�XC�P1`YH��2��kCtMAL�t31�, GAS A�t[�OTHE�H�f[�R£�GARB4N SUBSTA�lCES,IN, €lNaEt�,
tlR THAT N1AY �E PRQDUC��! FRt)M A [�EPTH B�f�CYW 1��}�E�fi, FR(?M THE �UR�ACE t7F
S�lC] PRClPEf�TY AI�C? i�NY PARY TH�REC�F, A� R�S��2VEa SY A. [�. HEIN�Q�RG�RN AND
WI��� ��J TH� DE�D TC� EA�tL Br C�fLLEl� �tNC� OTH�RS, D1�T�a .lUN� �� �9�7 AND
RECa€2UEa ,�t�LY 29, '��4� IN BQf_3K 15��, F'A�� �1f1 C�� {��FCGIAI. R�CDRQS, iN THE
aFFICE t7F THE C�tJN�'Y �ECt�RDE�t]F SaID t7FtAN�E �f�UNTY.
PARG�L PA��EL 4�:
�HAT PC�RTION E�� T�I� LAND ALLflTT�a T(7� �AULR P�f�A�TA Df �IiJMINQUEZ, I(� THE
CI7Y C�F {�RANG�. �C3Ul�7Y ClF t}{�,4(��E, STRTE 4F GALIFQRNlA. �S DE�GRiBEa IN THE
FII�AL ORDE1� C}F FA�T�TIC�1� OF TH� RA1�CN{} SANTIA�{� €�� SFtiUI"A AN�t, WH1CN UtfAS
EI�TE�t�D S�F�TEM��Ft 1�, i86811'�sl �[)()�C "B„ PA���1(�fJ�JU€��f"�/IENT�Q�THE D[�TRiGT
�OURT Q� THE i77H JU[�I�IAL bC57RICT IN AND �C?R Lf35 A�tG��ES �QUNTY,
CALI�`U�NIA. DE��}�lE�EC�AS FC}�.Lf�WS:
BEGIHI�fiNG /�T' THE NC�RTHEAST CC}FtNEf2 +0� THE LAiV� �ONV�YEC� 7a HENF2Y S(VYI��R
B�" �lE�a RE�QROED JANf�AF2Y fi, �88� !� BC3t�K 77, P�1�� 22 OF �EEDS� REC4F2DS O�
L�7� ANGELES CQU�lTY. GaL#FQRNfA; TH�NGE S4UTI� 83DEGREE 40` Ofl" WES`� 952.77
FEET pLC�NG �H� 1�I4�tTH LINE OF Sa(d SNYD�R'� LANC�; T�i�NCE SOUTH ?59.99 �E�T,
THENC� NQRTH 83DEGREE C?0' Qa" El4ST 6�fi�.412 FEET T� Ti�� EASI` LIN� �7F S�ll�
SNY�tER'S LAND; TH�NC� NaFtTH 1�C�EGR€E 4�' �" EAST �44.�4 FE�T 1"t7 TH� POfNT
�lF �EGI�dNIN�,
�XCEPT THAT P(�RfiEQN `fH�R�Q� LYING NDR�H�€t�Y UF THE F�LLOW[N� �ESCRIB�E�
�.IN�:
��Gll�f�lN� A�T,� �C)(t�T Qh� TN��tll�ST LINE (�F SAID �tNf� I]ISTPtNT SQUTN�RLY �09.Ofl
1/24/14 10159.2 •
#io3s90�ii A-4
F��`f FRC�h��H�N�lf�7HF�l^UES�Ct�RNERT�iE#�Et�F;THENC�N�RTH 83D��RE�04'at�" E�RS�'
7�t�.t�C]F�ET TO THE �AST LINE OF SAID LAN�.
F�4�C�� 4��
THAT 4�ORTfON t�F THE LANC� At�l.t�TTE� T�'3 �l�,iJ�Ft PE�2AL`�`A t}E [�aMINQUE�, !N TH�
CiTY �F t7RANGE, C(7UNTY OF t]RANGE� STATE QF CALI�t7RNfA. AS DESGaIf�ED IN THE
FIt�RL QEC[�E� OF ��lR�lTI�?N �pF THE RANCHU SANTIAGQ DE SA�VTA ANA, WHiCH l�1VAS
ENT�RED SEPTEMBER 1�, 1888 I�l B��IE �.B" F'A�E �41Q C�F JtJDCM�N7'S f�F TH� D��7RiCT
C�t�RT 0� �'F�f 3 7TH J�1aICIAL DI�TR[CT I�l AI�D FQR Lf�S ANCELES COUNTY,
CALIF�IRNfa, aESCRIB�Cl AS FOLLOW�:
����NNiN� AT A ��INT ��I TH� h1�RTHEI��Y �.IIVE c�� BLOCK "A" (lF�HE "LAND OF 4GE
AhiD QONI�", AS SH�WN aiV A M1�P RfC(3RC3ED (N BOf�K 3, F'A��S �30 AN[7 43i 0�
M�SCE�LAN�aUs R�caRGS C�F LC���NGELES Ca�1NrY, CALI�€�Rf�(A, WI�ICH SAID€'�f'�T
[l���GIIVlV[(VG iS��U`�H 8�QEGREE 29' W�S7 MEASURED A�LQf�G SAJD N�RTH�€�LY LIN�
Cl�' �II�(��K "P�'., 170.(�0 FE�`C F�(�iVl `THE �1pF2TNEA�57ERLY CORNER �F LaT 2 IN BLOCfE
"A" aF�AID �AND OF QGE A�ID�ONQ, THEN�� FRONf SAID POINT pF BEGII�NING CVpR�FH
58p�GREE 17' 1Q" E1��T 174,i 2 F��`l`T(� al� [�tQN PEPE fiRARK�NG THE NORTHWEST�R�Y
C�RNER(�F LAND DES�RIBED IN THE DEE�RECORU�C7�p�TC.1�ER "aU, 1917 IN QCl4K 2E1,
PAGE 314 QF DE�DS; 7H�NC� N(1R�f-I 7.ra0 15` �AST �55.C�G FEET TLl AN IRQN PIPE
MARKENG TH€ NQRTNE1k5TERLY CaRNEt2 OF SAID LA1�D; THE�lCE NaR�'M 87DEGREE �5'
C�C3" EAST '�14.7.� FEET, THENCE �IQRTH 83DE�REE 43° �l0" EA�T 208.C�4 FE�T� TH�NCE
hioRTH ��DE�R�E ��` ao°' �pST 13a.�t3 F��7: TNENCE N�RTH 4sbEGl�EE�s' oa" EAST
70.01 ���T 7'�A POIN`� IN TNE VIIESTERLY �C�IJNDARY OF THE LAND D�SGRI�EQ I�f 7HE
�IfVAL aRDER OF CaN�]EMNATIQN f��G�R€��p IN B�JaK 1217�', PAGE 4(l9, aFFIC1AL
R�CQRaS, THENCE ALONG `fHE WEST€RLY B�UNDARY THEREaF N�RTf� �7D��R�E 10'
18" '4N�ST �80.7� FE€T T� �t PQfNT ON 7HAT G�RTAIN GCIURSE SHaVfJN AS SC7UTH
S�QEGREE 46' EAST 264.10 FEET QN THE MA#� FI�ED If� BO014 3, PAGE 54 ClF ftEGURD
O� �UR1�f�YS SAI[� PO[N7 B�f�1G {UURTH 84DEGREE 51' 58"WEST 6U.00FEET FROIt�i "STA
1�.A'" TM�NCE Nt�RTN 84DEGREE 51' 58" �lE�T z88.10 F��T T� �TAT(�hl 17' THE�lCE
SQUT�I �BDE�R�E 2�' 1NEST 680.18�WEST 7t] STA71t?(� is, 7H�NCE SUUTH �teD�GRE�
�3' [�o" WEST 1aso.rt2 FEET Ta A P�If�T ON THE A�OV� MENTIQNE[� Nf��7'H�RLY LIN€
(7F BL,�CK ���l,� [�F T�-[E LAND aF qGE AN[� B�JNd. SA1D ��INT BEING SQUTH 85CtEGRE�
2�' WE�T 6�7.42 FEET I�ifEASURE� ALDNG SAIp N{�RTH�RLY LlfttE �f2�?NI �HE �'aINT �F
�EGINfV1NG; THEN�E [��RTH�SCt�Gf�E� 29' EAST 3fi0.72 F�ET l�L�NG SAID NORTW�RLY
LINE TC? TFiE SI�UT�IUVES�ER�Y C(]R�IER �F TH� F'l1MP LOT aS �HUWN f}N �1 NlAP �IL�Q
IN BC�l�K 8, pAGE 3 �� RE�d#�d C}F SURVEYS, IN THE�FF[CE OF THE CQUNTY REC{3R[7ER
f)F SAID aRANG� COUNTY; TH�NCE A�O�IG TN� R�JUNpA�IES [�� SAID PUMF LCIT THE
FC�LLt7WIIVG G(7EJ�tSES ANC] D{STANCES� fV�RTF3 4DEGREE 3`I� E,�ST 3a,ao FE�T, NORTN
S��EGREE ��� EAST 3�.�a FEET, ��k��f� 4D�CREE 31` EAST 3[�.ao FE�� TO THE
S(]UTNEAST�RLY �flRNER QF SAID PUMP Lt�T; THE(V�E f��RTH 85pEGREE 29' EAS7
��fi,70 FEf�i ALONG TNE iVGRT�E�tLY LINE C7F �AIL� BLaCK "A" TCr TNE P�INT OF�
E��GINI�ING.
,4SSE5S�lR'S PAf��EL f��.: 093-280-3�ANU 4�3-28U-31
F�ARC�� 5:
THAT P(�RT(C�N GF TH€ LAN� AE.LQ�'TE(� �U �'I�ULA P�I2AL7A bE D4MINQiJE�, fIV TFfE
CITY C3F QRANGE, C�7UNT�' OF ORRf�GE, STATE �F CALfFt7RNiA, AS f}ESCRIBED IN THE
Fil11AL C�ECl2EE �F PAI�TfTIpN OF THE RRNCHa SAI��IAG4 D� SANTA ANA, 1NHlCH WaS
�NTE�EQ�EPT�MBER 12, �86fl fN BC�C?K ,���" pAG�410 C��.J UbGMEkVTS C}F TH�DISTRICT
CQUI�T OF TNE 17'TH JUD(CIAL DIST€2ICT !N ,AND FC�F� Lc�S ANG�LES C(�Uhl`(�Y,
c���Fa�r�i�. a�scRie�r� as F���aws:
BE�IhlN1NG AT A P(71NT piSTAIVT SQ�JTH 924.Q4 FEET AND NaRTN 84��G€tFE 43' �AST'
1/24/14 10159.2
#io3s90 vi� A-5
32G't.OG ��ET �ROEt1! THE CORNER COMM�N TC'� SEGTIf7N �4, rt5,22 ANC} 2� 1N SA{D
ALLO�M��T, SAID PaINT �EIt�G T€�E �OUTHUVEST C{�RNER 4�' YF�� LAlUa L?ES�RfB�D IN
THE i]EEQ TD HENRY SNYDE#�� f�ECf�RDECJ .�ANUARY G� 78$1 fN BQf�K 77, PAGE 22 OF
E7EEDS, REC(]RDS C�F LC}S ANGELES rC�UN�Y, �ALI�[JRNIl�; TH�I�GE 1VORTH ���E�REE
f�7 V�lEST 1000.�6 ��ET ALONG TH� BUUI�DARY C7� SAI�; SNYDER LAND TC7 A STAKE;
�HENCE St]€JTN 55�EGREE�5` 1NEST 381.74 FEET 7`0 A ROCK; THEf�CE St7UTH 7DE�REE
1�' W�ST 6�1.22 ���T; T€�E�IG� �C�R�H 84f�EGR�E 43' �AST 99�.7� �E�T Tt� TH� POINT
C7F E�EGINNING.
ASSE�SOR'S Pl��t�CEL N�.: 37o-t�17-p8
PAR�EL 6:
"�HAT PaRTIQN �� THE SaUTH HALF �F SEGTIC?N 1a, TaWr�SHlF 4 ��l3TH, RANGE 9
WE5T. A�N� ThIE �1aRTH HA�� ClF �E��iaN 23, 7(�tNIVSFIIP �, RANGE � 1lVEST, Q� THE
LANd ALLt��`�`�l7 `�Cl PRU� P�RALTA D� ❑QM�NG�IEZ 1N 7N� DECR�E OF f��RTITIdN OF
TNE aANCHa s��Tia�o �� sAr�Ta ANA, RECC�RDED IN 8a0}( `B�° o� .�uo�MEr�7� OF
TH� 17TM JUdEClAL aI5TR[CT DF CA�IF�RNiA IN THE CIT`� O� CIRANG�, e�UNTY (�F
��AN�E, �T�kTE+��'GAL[FOR�i(A, INGLLlD�Ct WITHIN THE LANE� D�SC�IBED IN TH� pEELI
TO A.B. HEINSBEt�GEN ANI� N�DFTt� C. H�INSBEa�EN�EEOF�D��APRIL 27, �93�IN B��K
748, PAGE 222 (7F OFFIGlAL R�CC7�Rp� C7F �/�la COUNTY, LYING �C1tlTHERLY OF THE
F4LL04VING �ESCRE�EQ L�NE:
BEGiNN1N�RT A V2 INCC� 1RU�[ PIP�AT ST,4Tf(�tV �J(�. �5 AS SH4W[V O�f,a I�IAP FILEp �N
B(��K 3, PAGE 54 aF RECURD OE SUR�lEYS IN THE �ITY t�F THE CaUNTY RECORDER pF
SP�1D C4UNTY; THEN�� SaUTH 82DEGREE 5Q' pQ" VIl�ST 9�2.71 F�ET; THENGE 50UTH
O[�EGR�E 1[�' QCl'" EAST 129.92 ���T; THENGE S(�UTH 86DEGREE 54' 4U" VIIEST T65.86
FE�T; TH�N��SUUTH 89D�GR���s' 2a�� WEST��7.49�EE:'�"; THEI�CE NO€�TH aSDEG���
3G' 20" WEST �U1 .41 �'�ET; �NENC� NORT�t 83DEGREE 42' S0" WEST i?'4.68 F���;
�H�NCE SQUTFI 72pEGREE "�1' 10" 1NEST �6�.87 FEET; THENCE St3UTN 70DEGREE 15'
1�" 1NEST 3a9.1� F��T; THENGE SOUTH 5�D��REE Q3' ��" WEST 388.74 FEEC TE? AN
AxE,E� WHIC�-I BEARS SaUTH 46D��R�� T�' �o�" F.AST 54�.a�FEET F�(7M A 1 INCH IRC�N
pIPE AT �TA�IQN 9 QF SAfa RECC}R€3 €�F SURVEY.
��CEP�THaT F�ORfiIC3N E��SGR[BED AS F(�LLt71NS:
B�GI�II�(NG AT THE NQ�TN£aST CC�RNER f]F A T(t,4GT OF �AfVE� CpNt/EYED 7't) H�NRY
SNYDER$Y D�E� RE�(�R�ED J�INUARY �, 1887 I�f �C}Of( 77, PAGE 22 C1F pEEDS. IN THE
D��fGE QF THE CQUNTY RECQ�DER aF LOS AfVGELES CaUNTI'. CALlfi�F��IIA, THENCE
SouTH a�aEGR��WEST s52.7i FEE7 ALc�NG Tf�E�vaRTH LIN� UF SAID S�IYbE��s��n�r�;
THENCE SOUTFE 1�27,99 FE�T' T(� TH�S(]tJTHER�.Y L11VE OF THE LAN� CaNVEYED TO a.
�. HEfNSE�ERGEN ET UX BY DEED RECd€�I��D AR�RlL �7, �935 iN 64pK 748, PAGE 222,
�FFIC�AL RECdI�DS, IN TNE O�FICE �� �'NE C�UNTY REGpRD�R l�� SAIa Of�AN�E
COUhfTY: THE(�CE ALf�NG SAIb SaU7�HERLY L(N� NOR�FH s�DEGREE EAST 5�o.ac� FEET
Ta THE SQUTHEAST C�Rh(E� f7F SAID M�INSBERGEN LANt�, TH�NC� Nl�R�'H 190 45"
�AST 1�79.42 F��T T{) �HE P�INT C7F BEGINNING.
ALSL�E}CCEPTIN�AND R�SEf2VING THEI2EFR�11lE A�pl�r GAS, AS#�HALTUM/��V[�TAR, IN
pl�a UNUER SA1D LANa, a�0 F�ET BELaV{l THE SURFACE, BUT W�i'HOUT Tf�E f�IGHT T�
USE TNE SURFACE Q� S/�iD LAND I!U GONNE�TI�N 1Nl1`H THE DEVEL�PNfE[�T THEREOF,
PR{�VIDEt�, N(�WEVE€t, THE SAME SHALL NC3T 8� CGNSTRUED T(} PROHIBIT SLANT
aRILLING aPERATIONS C1R SUCN UTHER OP�RATIflNS UVHICH It� NQ 1NA�Y USE�R IfV ANY
U�VAY AF��CT 7HE SUR�ACE R[GHTS OF SAI� LAND Ah1D WHICH b4 I�OT ENT�R SAfD
LRN�AT A PQINT LESS THAN 500��ET TQ SAIa SURFACE,AS �XC�P�EC}ANf7 R�SERVED
6Y ANTHUNY 8. HECNS�ERGEN AND h1�DiTH G. H�ENSB��G�N, MUSB�IND ANa WIF�, �N
A l�EEQ REC4�DE� NaV��/lBEa �t5, �19721N ��C7K 1U4��, PAGE 541,Q��I�fAl. l�ECa�aS.
I/24/14 101592
�io3s90��i A-6
�YYF.��Yfl♦1� f #}I4��i..1\�i♦ ��V V�����4/
i�AFtC�L 7:
�'HAT f'�Ft�'I[�kV{7� 7�1�1,..�#hl�] AI�L�TTED Tt7�P�1E�#PERALT�DE G�3fVIIN�UE�. iN TH�C!�`(
(�� QR�4�GE, GC}UN�'Y'�3F �F�RNGE, STATE OF CALIF�3R�UTA, A� [�ESC�2lBEQ IN TF{� FlI�AL
�RDER O�P�4RTITIUN€1F THE F�A�I�HCU SANTIA�C�pE SAN7�l��E��WHfCH V�T��El�T�RE[�
5EP���IIB�R `12. '#��8 iN �f}QI� "B,. FA�E ��Q�C�F JUDGMENTS€l� TN� DtS�'alCT�OURT
C)F �`�IE 17'TN aI�C�CCtA� �I�TRICT tN ,�Na Ft�R �.45 Plf#1GEL€� GpUNT�f. GAL#FE)RNlA,
f�E5CR18ED AS F��.LU�15:
���INNIh(G �1X THE�IQRfiH�AST CQ�RNEt� OF �H� �AMF� ���Vi��Y�LI T�D HENt�Y SI�I�C�ER
�Y �EED R�CflRD�a ,��N�J�RY f, ��8� ([V �C3fi,1K ??, �'AGE �2 OF D��f��, R��(7Rp� qF
L�S RNGEL�� C�LINTY, �A.LlFQ�NfA� T����E Sf���`H 83D€G�EE (�Q' C10�" tNE�`� ��2.77
F��T AE.U�G TH� N#�R3H Ltf�� C�� �A11� ��tY�EE�'S E.R.Na; THEl1tCE S�UTM 759.9� ��E�';
TH��iC� N(3RTki 83[���R�E OE�' t��" �AS�` 6�5.4�2 FEET T� TW� �AST E.IN� UF SAlD
SNYR�F�'� E.�l�[�; TH�t�iCE N[�RTI-� 1�DE�REE 4�` t3�'" �45T 8��.54� �E��"TC1 TH� RQiNT
(��` B�GIIV�INC�,
E�GEP'T T�AT P4R7f�N� `�Ff���(�F LY�NG �t�(�TWER[.Y QF THE FC1�l.Q1NlN� �ESGRE��f�
LIN�c
BEGlNN1NG�1T A �Oi11tT E�fl� l'W�1N�Sfi Ll�f�UF SAIC3�N� af5TAN7 SUI�THER�.Y 5a9.€��
���`� Fk�C7M �I(3E�7H'U�IEST C��tNEE� THEREQF; TH�N�E NC�RTH ##3C�EGI�EE t��' Ut}" EAST
7��a��FE�T T� THE �AS�� �.tlV� d� SAii� �Ahf[�.
ALS� EX�E�T THE��FROf�I TWQ�E �C�F�TfQN� LYING V4rITHfN `CH� �NI� [��SCRlBEi�AS
PARC�LS 1 AN� �, il� THE D��p TQ STAP�I�ARa PA��fIC C�Ftpc�RATI�N, REC(3R�ED
MAR�F� 3, 19$1 IN BfJ�[f '�259'€, �'�LGE 9�4, f���[Ct�� �'���}�2L�S.
RSS�SSC}R`S FAR��k. Nt�,: �70-f��1-21
PaRC�L �:
A�.L THAT CERl`AIN Ll�Nt�SITIJAY�l7 I�1 TME RaNCH+� S�NTIAG�7 D� SAN�`A ANR. {N 7HE
GIT� (l� f7RANG�, �4UNTlF QF �R'AI�G�', ST,4i'E ('}� CA►LiEt�RNIA, D�S��GRI�E� AS
�[3LL(7W�.
�€GINNING AT �'�t� Nt�RTHW��`� ����JER E]F Lt�T 2 IN BLQCF� A t�F TH� LANCl t�F �G�
AN�►€�QNt�,AS�HC�WN�JN A MAP F:E��RDE�1fV�O�K 3, PAG��3��F"MtSC��LAN�QU�
R�C()�[3S �'� LQS A�+3G�LES GC�€JNTY, CALIF�RI�fA; �H�iVC� NdRTH 85DEGR�� EAST
t�LONG TH� �Jt]�THER�.Y 1.IN� QF �AI[� �.t��' �((�5�.43 FE�T T� A ST�INE MA�KED „X.';
7H�NG�54�TF� ��D��F2E� 59' W�ST 625.48 F�ET�°Q A PIPE IN TNE CENT�RLIN�QF TNE
GUUNTY RUAf�; TM�N�E�fll1TH 83a�GREE ��' WESTA�.QNG SAID �ENTERLI�IE, 70�.�4
F��� TC1 AN If�f�N E�AR I�1 THE W�ST LINE t�E SAI� L,t�T, THEI�G� N�RTH 1�C]EGF�EE 24`
VMI�S�T�4LQ�N� �AIL7 W�S�' L[NE 62�.14 FEET �'€� THE F'�111�T Q� BEGlNi�[NG.
�X��P�THE�2EFR�M THAT FaRTE�N C��S�[L7 L�NC1 LYf[VG WtT�-flN 7ME�A�1D D�5CRI�Ep
iN�'N��?����C!TH�Ci`I'Y Q�aRP�#UGE.A MUNf��PAL GQ#�PCiRJ�T[ON, R�Cf}RD�t3�iUGt3ST
21, 1991 AS (N��`R�li�[ENi NC�. �'I-A51���.�F�IClA� RE�t�RL��,
A�SES5�R�5 P��CEL N�.: ���-a��-2�
E'AR�E�, 9;
��#AT pQI�TIaN t�F LaT 3 IN BLOC�C "A`" O�TFi� LA�ED a� �tG� AND 84�J�, IN THE CITY
1/24/14 101592
#103590 vll 1�-7
QF ORAt�.GE. GO€INTY �F pRANGE, STATE OF GA�#Ft]RNIA, AS p`ER MaP RE�QRDEC? IN
�O�K 3. P�IGEs �33� AND 431, M{SC��LA�lEC}US FtEC�Ft�}S c�F LUS AfVG�LES CQUNTY,
���.IFaR�IA, D�S�aIBE�]!�S FCLL(�'WS:
�3EGiNN{NG A�TTHE NC�RTNWE�TCf�RNER(3F SAIp LQT 3 AND�`HENC�FRdh+�St�f�F�tN�'
QF BEGlNNING S(}UTH 17�EGRE�38' 3t�"�A�T Al��€VG THE WEST�RlY E.�NE(l�S�IC}L0�7`
3�, 2s1.s8 FEET Tt3 R €'t�ih�7; THENGE �ouTH aSD�GRE� 07� ��IST t�7.75 �EEI' 1`a A
P(�IN�`; 7HENC� Nf�RT� 73DEGREE 5�' EA�T 14G,7� F��T T� A P4fNT; THEN�E NC�€t7H
67DEGREE '€6` �AST 2t76.3a FE�7 TO A Pali�T �N THE �ASTERLY LIN� aF LAT�R
�dNVEYEC� TC3 RC)Y B. W(�L[S, E3Y DE�� RECtlRaE� FEBRUARY 4, 1921 [N Bt}aK 38�,
�AG� ��9, f?��C]S, R�GOR�?S QF �AI��RANGE Calll�T�; TN�NC� NdR�`H �7D�GR�E ��t`
VVES`f�LONG �All7 ��4�TERLY LlNE 215.7U FEET TO A p�ih�T I!V THE N�R�H�RE.Y L!!VE OF
S�la Lo�3,TNENCE S(�IJTH B�QEGREE 00�t1�EST AL�I�G SA�� NaRTH�RLY LINE, ��1.s�
�EET TQ TH� P{)IN�"OF BEGlN�11NG.
ASS�SSQR'S PAR��L �ICI,; 37C�-(�41-T2
PA�tC�L 1(3:
PARCEL 10As
THA� P�RTfE�t� aF L47 � IN ��aCK "A" �F TH� LAN� pF QG€ AN� ��NU, IN THE ClTY
i3F �RAI�GE. �C}UNTY QF 0�2ANGE. STATE (7F CpLI�URN(A, AS PER MAP RECbRD�D 1N
�OOK 3, PAG�S 4�0 AI�D �3�, MISC�LLANE{�US RECE7RaS OF LC}S �#IVG�LES� COtJNTY,
GALiF4€��IIA, t}�SC#�iBEf� �� �OLL�UYS.
BEGtNNING AT�H�PpiNT aF lhITERSE�TI{7N OF TF�E EAST LINE a�SAI[?i�f}T 31+UITH TH�
CENTER�INE t3� TH� C(7UNTY RQAa, AS CC1NilEYED T�l THE COUIVTY pF �3RANGE BY
I���a R�CQRp��}JAN�IARY��, 1914IN B�t�K 244.PAGE�58�C�EEDS,R�C4RDS QF SAID
4RANGE �aUNTY; TH�(�C� St?Lt�MWESTEl�L�f AL+O�� 7H�G�NTERI.IN� QF SAlI� R�Aa,
5�7_25 FE�T; THENC� Nt��RTHWESTERLY (i�f3RTFE `l7�EG�2EE 54` 1NEST} 591.4 �EET;
THEN�E 1�1 AN�AS�'ERLY DIRECTI01�TC)A F�OINT ON THE�AST L[N� QF SAtD LQT 3,SAId
POINT B�ING SE7i�TH 17C1�GR�E 3C]' EASt 235,�5 �E�� FR�M TH� NQRTHEAST COFtNER
Q� SAIL� Lt}T �, Tt�ENCE SOUTH 17E���F2E� 3�` �AST 37� FE�T Ta THE PQi�ll" OF
B�GINNING.
EX�EPi'TH�REFR�M THA7 P�RTIE}N QF SAlD LAND LYENG WITHif�7H�LAIV�I DESCR18��3
lN THE I�EE� Tf�NE�1TY€��t�(��tI�G�, A tVlllf�fClPAL C4RP�RAT[GN, RECUR[3�D l�E1GU�T
2�, 1�91 AS IN�1"ftUM�N�'I�E?. �1-451619.OFFCCIAL R�CQRC��.
f'ARCE(� �C3B:
A�I� TH�4T C�RTAII� LAtVQ SI`i"UATEQ IN TH�C�AiV�Ht� SRNTlA�Q p� �At�TA ANA, iN�'NE
GiTY C}F QRAiVGE, CQllNTY f�F �7RANC�, STATE d� CALI�CIRNIA. DESCRfBED AS
F�7LLQW�IS:
E�EGINNlNG AT THE Nt7RTHE,A5TERLY CQRN�R QF LQT 3 IN BLC�CK A C�F �HE LAND a�
QGE AND �4['�I�. A� �H�WN t�N l� MAP RECQ�QEf� IM BQOK 3 PAGES 4�� AND 43� QF
MISCELI,AN�4U5 R�G{�R[�S (?F �4S �NGELES CaUN`I`Y, CA�I�OF�NIANS; TFi�NGE
W�S`i'ERRYA�ONG T�i�NQRTH�RLY LI�IE 4F SAi[l LC,�T, 526.7' FEFT Tt�A ROINT; THENC�
SOUTH�AST�I�LY 218.2Q FEET T� TN� NORTH1f�ESTERLY GQRNER Q�F THE �AhtD
G�NVEYED TO J, A. BURNS BY ���i7 �t�C�i(�[7�D JUNE �3�, �9�3 tN BClC�K �T�6, P'AGE 179
aF DE��S; TH�tUGE IN AN EASTE�LY DI��cTION TQ A PpINT aN THE EAST LfNE�F SAID
LOT�, 236.�5 FEET��UTHERLY�R�M TH�NC��2TH�,4�TCpR�EER QF SAlD�07�;�N�i�CE
N�l�TH 17QE�f�EE 3(�` WEST 236.'t 5�EET TQ TH� PpINfi(�� BEGINNING.
I/24/14 10159.2
aio�s90�ii A-8
�ss��sa��� �a���� tuo.: ��a-a��-��
���c��. ��:
TH,AT P�RTIQN C►F THE �.ANd ALL4TT�D TO PAU�. PE�Al.TA [?� E�C�MfNGUEZ IN QECRE�
QF PARTITI(3N 4F THE RANCNC7 SAN�tA�� E�E SANT�, Ah��4, RECQRC3S iN BO��K ,��" OF
JUQ�MENTS OF THE ��TN JUDIGIAL DISTRICT�aURT C�F CAt�IfdRNtA, l�i TH� GiTY aF
t3I�ANGE, C�l1hlTY QF (]RAN�E, STATE�F CALfFaRNIA, D�SCRI�ED AS F4�LQViIS;
B�GINI�ING P►T TF-IE NrOST EI�ST�FtLY CC]RN�R t��THE LAND CONV�Y�D TfJ W.A�_�1�I�LiPS
�4NQ OTHEf�s BY OEED l��CQRQED MA�GH 1, 1�191N BOaK 3�c7, P1�GE �16 OF DEE€7S:
�'HENGE S�UTH 21DEGREE 21' VItEST 116.aQ���r; YN'�h#C� �OUTH 18QEGREE Q�' EAST
79.a� FEET; THE[�CE SOI�TH i 30 47' V►1�ST ao.ao F�ET; TH�h10E SaU�H 3tlQEGRE� 2s�
VhiEST 87.D0 FEET; TH�(��E S�UTH �2p�GR�E 41' �fi/EST 51.00 FEET; TNEN�E S�UTH
T4DEGRE� 19' VtfEST 12�_Oo FE�T; THEI�GE SaUTH 820 rt0' V41�ST 8�.0o F��T; THENCE
NORTH ��a�G�EE �4� WEST ��s:oo FEE7; THEN�E SaUl`H 47pEGREE 41� W�ST �oo.00
FEET; THENCE SUUTH 77DEGREE �$' 11VES7 55,70 �EET; THENGE S�UTH STDEGREE '�3'
�I�ST 44�.�o FEE�' T�J THE MQ5T SOULLt'HERLY CQRNER qF TNE LI��D CONVEYED To
HUGH C. WILEY' AND Vl�l��, �Y pE�� RECORDED DECEMBER 17, 1929 IN BOQI4 338, PAGE
120 (}F oFFICfAL R�CQRDS; THENCE SOUTH oQEGREE 5G' �o" EA5T 54.7� FEET TO THE
SQUFH�RCY GQRNER QF THE LAND DES��CBED IN rtH� REEQ TO V�J A. PHILLIPS RNQ
�THERS,REC�aDED aEC�M�ER 17, 7929 IhI BC)ClE€338,PAGE i a2�F a�FfCIAL RECORDs,
BEING �!V THE Ndi�TH�RLY LINE OF THE CARPENTER TRACT, THENCE NORTH 84��GR�E
43" �'ACT ALONG TE�� NORTHERLY LINE OF �HE CARPENTER TRAGT TQ THE
St]UTH�ASTERLYGQRNER QF THE l.AN4 DESCR(�ED tN Sa[D D�ED TO W.A. F'HILLIPS AND
pTH�RS, REC(?RQED DECEMBER�7, 1929111��0��338,PAGE 120 CZF O��F(CtAL REC'O�t�S;
TNENCE N�RTH 7DEGREE ��� �AST Ta THE Pc�INT o� B�GINtVING.
EX��p7 T�i�R�FRC?11�TW�T PORTlaI�LYItVG WEST�RLY OF TME C�f�T�€:�INE OF THE LANE�
C?�SG�21�Ea {N THE DEED Ta THE CITY OF Of�A�tG�, RECf}F�D�D QCTaBER 3(l, 197(� IN
BO(�K 9448, PAGE 61�, bFF1CIAL �2ECORl�S, QESCRIBED AS PAR�EL 3, IfV THE DE�p �Q
SEGUI�tTY H4115lNG C�ME�ANY, A JaINT VENTUR�, REC�R�7€D NO�I�IV���R 15, 1�72 tN
�OOK 10�425, RAGE aa7, (3FFIClAL RE�ORdS.
ALSf? EXCEPT TNERE�RQM THAT Pt��:`�I(7N fNC�.�1l�EL7 WITHIN TRACT NC�. 9330, A� PER
MAP RECC}RC�EII IN �OOK 386, PAG�ES 3o AND 31 �F NIISCELLANEdUS MApS, EIV THE
f7FE10E OF THE GO�UNTY R�C�RDER C�F SAID CUUNYY t�F ORANGE.
AS�ESSOR'S PARC�L �fa.: 370-�4i-7�
1/24/14 10159.2
#103590 vll L�-9
Planning Commission March 17, 2014
2.2 PLANNING COMMISSION RESOLUTION PC-04-14 - GENERAL
PLAN AMENDMENT (GPA 2009-002 — INCLUDES
AMENDMENTS TO THE EAST ORANGE AND ORANGE PARK
ACRES PLANS), ZONE CHANGE (ZC 1254-09), SPECIFIC PLAN
(SP 001-09), TENTATIVE PARCEL MAP (TPM 2012-101),
TENTATIVE TRACT MAP 17344 (TTM 0025-09), MAJOR SITE
PLAN REVIEW (MJSP 0595-09), DESIGN REVIEW COMMITTEE
(DRC 4413-09), DEVELOPMENT AGREEMENT (DA 5825) AND
� ENVIRONMENTAL IMPACT REPORT (EIR 1818-09) — RIO
SANTIAGO
RECOMMENDED ACTION:
Adopt Planning Commission Resolution 04-14 (a) denying (in
association with authority to deny General Plan Amendments and
Zone Changes) Final Environmental Impact Report 1818-09
predominantly on grounds of inadequacy; (b) denying General
Plan Amendment No. GPA 2009-002; (c) denying Zone Change
No. ZC 1254-09; (d) denying Development Agreement No. DA
5825; and, (e) denying all associated entitlements including
Specific Plan No. SP 001-09, Tentative Tract Map No. 17344
(City No. TTM 0025-09), Major Site Plan Review No. MJSP
0595-09 and Design Review Committee No. DRC 4413-09 which
are collectively for a proposal known as Rio Santiago which
requests the following on a 110 acre site: a maximum of 130
single family homes; a maximum of 265 senior (age-restricted)
housing units; pay-for-use private recreational facilities; passive
and active open space; publicly available trails; and, private
streets.
Discussion: Senior Planner Chad Ortlieb was present to answer questions from
the Commissioners.
Gary Sheatz, Senior Assistant City Attorney was present to answer questions from
Commissioners.
A motion was made to approve Resolution PC-04-14 denying the Rio Santiago
project with added facts and findings related to the California Environmental
Quality Act, the incompatibility of the project with surrounding development and
a typographical conection.
MOTION: Commissioner Gladson
SECOND: Commissioner Correa
AYES: Commissioners Buttress, Correa& Gladson
NOES: None
RECUSED: Commissioners Steiner and Cathcart
MOTION CARRIED
ATTACFIMENT NO.30
. 3 PC MTG.MINUTES DATED
3/17/14
RIO SANTIAGO
MAY 13, 2014 CC MTG.
_ �• �,.T' .i-�r t-t . �� � � � . �{q ` �
��,� ,. �� �' ;,l :� ` "� * '`.S�
. �� � �� , � �, � � �'�"r�, y� �
� w
.���� , � � �,�1 �` '� �"�,' ti •
, ��"£� `>� �yt �o�^ •
x:� } fis,t_,�,��,,� ,.. , ' � rv.�.� �'��" � o q q o�
- `tikf � �°x""�,.�' i y �w w�u
� . �.�,�`�`�s+ ��{��"` , r_'a: ��¢F a
�w.� � �+i,,� i . � �e..ec.ay �Ca'Z,e .
- �,'� �� .. � �� . e � x[-�az.r�^ '
� *� V Q O
1 , '°r::�� d •
''�- a i��q ,- .t , ' y� F'Q ��
� � � r ` ,,,, a, �� a r,.:�, ¢�,�
��' . "* .. : �.� �-7�
��t> �~f �� ' � f �? �¢
ri�.'..��' =it
�..,�. .',CN,� � ,a?� . �w �,=�" � � �,
',M i
.R_ . .,� Ai �•, . �}s t,.
. '§' '�.#� �» •
,*�� "}�"��. ' "t L •2 c4'� �� t ., n4 3. r'y F , s�F..
� � t� . �� �¢ r��'i �� f .�� r
� ..t 7 2 �•' � � 'N�,x
"�� 1�} �� �'�� �; :.' ` « �� �
�:z ,�,���5 . 4 '.
t*� �.y, �� ,-'�� ♦ �
, ��'� � •��,�q ` � . �4' f.�� ��{ � .a., .. � " II' �
f °� � 104�;� ; p�y�� . -lr �P'
� j .�
�P. �-r - ,� . '':.`
, . .
:. � . �... a :x .. �"•a:
.,
v� ' r i ,.. `.-
$ .� � • �+`�: � ��
�� } ��='t ._. k. ..€
.� x,��� " '' , �; ��`r
. �� �� ,�n ,� k.
`° ; �.� ` �� � , �f -3�:
��, �Y ,,� , ���� �```t �' '<
F� � �����' ; ��
.., , /^'�� `�p� � ��� `' F ie 1 �� _
r 1 T ! � �
�� � a S
�� � :�� � . . � . ,,
1
"`k' ' �� .�q��S.. .. � '"i .t
�. N:.�q���, �. . .
^��� �.�'+ , , . � ���� �
('+ . i '"�
� ? ��'`'"' '�y 1 :��, ,'� ��`�� "='���,: .z•
� � �� �`��'4..��`�
�_ .;� �, �:
`�at� c .� y`' . . l y ,*�.
,�r °` 'x ' � �r.`
�� $
� '�-..� s ''�4+ ��t�.� S` . �x ,i " -
R. „f: ..7 �L,� e B ¢ ; ,y< A �..
;Y.. .;y�j . r . �,',�.,. � �` � �,� ,r.-��' "`epsw,.,
���t` � "`-�"� ���'� a,��.� �" � �' � .,,,�",��,��*'d
`� ' . ��. ..A� �� � � "'��•�f�.:. �
.. Y .r r • .,,.
� �1{ A iY � .
y :
.,rt �• � '� S d.
' , _
.
�; , . : „S • � .
, , ,
t � i
�i � � �",�, . '"` .t'� 7�, �'
� ,� � , �,, =�s , Cr'+!!''�•L�„ . .{� � ,
����i II '� � ' �[ -.. ��f� ,f•,�� .��
., � �1 y „ .
1 ..
'�.'M�A �� _F � � 1.h�� �'} .� �
S. ♦ 1
' ��;, ' �Y� »�4� ; � �( i 3 t '}
'1{�
•ii
. t. w.°y'f�' � �.
��, � � 4 r� � ����V ������ � � •i�� ��:`���. � .
'. � �,�: a� ��i .� ' +� ..1� { "��*_
_ i ,
,
.. �'_. . ,,. .. ,
'- 4r, �r=:, / +Y�'
� „ � ! F ���.
G�. � �: . .3
�
.4�'�,,,tr�"�� �
a#� r. a
r.-. ,, ...�� ..
, , , o: �
:�
> �r
� ::.� � , , � ��.., ` �
: .r.
.
��`. � ��-~'� .
� ' µ�'�"�- � ° a~ '` ;� `4 .� ` �`
� � -� � _ � :t
_ `�s.� _ . .�. '� ;'_�' � :��.u��:._ " ..�..�.
��?
�w� q "�� � �x ������"� ��� �` '°���
� ' � „� �
`l{ �*� � �r1°� '�Pk#w a" � °q x y'°`� �"�' � 3 �i , j�
, `�", ar �,'�e ,-,.rm "a�`� ,.�'�.�"3t3�"�k`�`s ',��Yi ��.�;� �++ +h,'$ a ;�,e,
. .. � . . ... . 4' .. ,�k .�
�^�
aG�oiO i i..\ a6�o�C
r � 1 P�9ry,od r'� / � P,on��"°0��od
� � � �
� � � �
� '\..�.,� _ • � .
. �.� _"._._ � �,�—..�..�.� �.. r..
. � � ` � � � � ..�,�'�..�
I I � j
4.. %
. . I \ � �z° ~ � � /°
j �•� !r
� � j ' I
i � i � i
��1 z �.I ;j � .� .1
Q\, o � I Q\ � I � I
•� r .� �� � 10
., `�� ��
� � �M��*'�'oc�N � �. 1 sawoc�N
r�l.._.._.. '1 poM .�._'.� ; AoMeM°
I
�� �\�" �•�°m
C; � \o
„ �A
� � v �� �;�
� , � � j i , ,
\ \ . ..\ \.
� � � ` \ �
_ �..\ � a _ �I r ��,,.�
;1 � J �\ _ fr F ,�p�'�
.J
_ � � ° � i4'-._4"".
'� ° - . a �� f _ �5 '4
�� � ,��f.+'
,�.._�:. � 2 � �'`�€x;�:;: �_ � _ � , .
� � � i �' �
s� o' � � v . :„, $' � � . �
'a °` � v °' � �,� C
N N Y 3 Ts ` 5 ���� O
� N * l9 N
• � � J�'� •1� ��� ��,r" y .'.,� � �l
- ��y , al `�•! ���.`!"y'.�!.. �
, t 'Fg��,�= C �#. ..,i��i�, � �".r _. � �
�
�. � � � . . . . �� � . �
X W
W
� � ,� ,i ,.,���+"� a�� :9��
z a
^ :. �y
� ,� ��\x�� . � :� ;� .�� Y ��� ��.
`�+ � �� �} J � 4� ,1t��Y.
'� �' �! r�''.t 'j 'A�`�' h 'q` t'� � f.; n��f f �
'�V ��'� j� � �,s���.,.��.+� r�,� ��'�,�Z" a- � „%f � ^r !�j/ f!
.�*..`' S �es.��� ~ (�.t�. � v��7 � �`.`�_'' •��
1,� � '�4��i``4yy���"� ,'�'�� � "�-� %� �'�
' , � � , �'.. 1
ra��„� � d �: � �'y i ������; i� � .. K�` '�r
K
�_`a •�� '`-�'�6,� ,• , 1 t-� '� � . � ' ' .vf"4 ' s ..
.. ,�` ,� a E J i ,{.�+�,� ���a� ,�.,�:. . .a r'.��{� �� �� ,
,;; *,�. � �,� _ ,4 c� r.,V� Ti t,t� " r -•�'`V'.
� � ,` ��_,� � _��s{, �� ..r-..
• /y f _ \. �- �tr .r �,$yS,�.},.' \ h�.�ij�' .;
• .'Fi1� ..S}�. �.`.�, 'ff,}� 05�����,``��"� .^:%� �'��y..r�'.,h.,a��'`�i7 'jeF' .�...��-i7'`74��'��, .�
� `+� � 9,u�,},..ij.=��a A wi...' � 3� ,j � .� -f
i�,3 '�� �I_ .'.�x F�Nrv��' :�A. 4`?'� � .�ly�F �,�yyy2,'' i'l� 1� ,���f
� ��� �v� ���r �*` � `��� �-Z �" ,,,i� �`�c '�,
� � � � k��ft + ,t Y ; �f� � ` 4, t �.,
��* .�a,4! . t J�� �`�»���1��^y�,, , �
� �� � �� F`F . 1 L�
�an'� v t��� �� t�. i+1 Y'�i �t `w..� •i C ��R���^.:.1�� 7. '"'�r't��' 4�',
r�' `��'J�``� ,� , ;i �'F � �'� 't' �+^'��.r � �� f .
5��������.� n .;����� �y'p ✓ �'.:�� ,r .�, �� �� � y, � ,,� _ F��
�t�,} t� .� `+' ' (� i L" t '�i , � �S"r
�-{,'K t�"4�,Y�.�* r..l_ !/�'�����-!�� 4�.r'� �`� �r�� �L y� - � '�`• �� i i� �
¢ Ti Y�/ �,�E'�..�t�.''` 't ��y1�1( Ri -i` `� ♦,7� fi�bt � S J � y.17'
-!. "�. F F ��i��:lK�i"''t"�` ��-��' � ji� � t�`MY.�} 5 ���� �,.���lr"5.... 7 "�
�
i
t
�.:� �-j � y`, 4�t1 �t�'�.+� S?a`'��"�`�y.$.!���� ""� ._ 4�'g' 1 ,, x;`�l � ..
� ,, � x��ry� F ,. t
� '�, 4'��'��� '�- �� 7'�i -- � R @ r-' V � f ; r..sF ':
.n �< t . �' �J�r�J,� „a �gv +� �i ,,,,_��Ff �j � ,
��� � f� f � ��� ����4��S r@ .Y��' ,, L ,:.r� .. � 1 1 � ,�'AE,
y.� .r a.J nt*.� n r, r+F`' �, ',��r• j[ s ��� �r',�,,.'�
��� �• ' •: w� ��, s��i �g��..� s �¢, `�'�` {/ � �� .�..:i
. �i ' ti �„�},�'j �` �:' a.�F��[,ca �,�r�j' ��..�."+ .. }� k..'. -]�� J`Id$�-.i�;
`�� ,(_ p� ��►� P;., , _..� � � „ a�-� E�
,�� '•.,� ""''�..�0�c� '� b„�._.-Scy ,,,� i �!'�,,.�� a•�. . Y ,.Y.xT , � ir-A�; ��',��'.
r 4 �`,���a �2��� �" �""�`�_ � "f+ ��,i� + �°��a�t�
,.A�� ! +�,,��9.�� 6i'x" � n • 1` x� � i2 �.r ti ., r w
� �� la�•�"� �A��3�2 �..}`����,y y� �:��,���r �._,�,5 •���t ,� �� � t.� i�y , y:
y 3 �� y,
�2\i[ . "'?i�e�; �� � 1y-�� s•�..+ c. 9 t r'F„'. r 7ir��� `�,�n°�, 8 4 s i � 5 2
k f� } .+ � « 1' y J } �-7 �i �� i '. lii �6 S
t �t ,��P��:I�� '�'�G �Tr. �"� �' .;� x'+ct - ° � �'�•�i "�,C � `aY5 r�lp� .
� �i ;� r' ''�� � �*�� sy�� �'-..^ ^�.'`�.. 'is..�g-.,,�z .'� �..,������'� j 4�"r`• i
� � . �-d;, � ��1�' .� ��...$: (S �.f.: .y _"� t�k. . [ N e'c .,:�:'
t �
�# x
r� �-'�' �; �`` ° ' r,� x� .v . D a�
� �,�t � �- I` t,�,,!'',�c'��.t�i�as��.R � �rT rz tt �,�.,�.� ,� 4: n "t sa�k .�'�F � '�
6 w - � � -�.�� ,,,f"� Fl a� � ! . •kz' �
.�, s� t .t t �i �� �`; ,g+, �:' �i �
• ` � � �'��;...��.i � aFti� -,. ���� e���fi�4+ t �t� �. ; k ,^ ��r�4 �� e' �����'16����
a
J � t �
� �j� f. < �i . x 3e �,s,g"�t �.P r.; ; X�„�, � .4 T +4 tt �t Y �^: . .�y,t.rx;�G
E, �'� �` 'f ra .r� `'�� �':k �s is. +...�� p
. M�. Z' .r�u��a�"'� �'� j`_'� _��-st� '� �-�'.S� !� •t� — yr_ ,..«-�t`4«$��t'��';g"'°Mr,i"',J:!'.1�:�.� �
r .. . ......__.:...�
\ . .
L N N
r\ � � �
(O N L ✓�
y 0 � � QM a-�+ � � �
� � � � � �i W Q � i C
�n '� �► v � �► Q v O N
O� � . � vi �i N = � v uo +., v
� � p � � ro v U N `n � 'D > L h0
N
� Q� N L 41 � 4�D -O Y (� -6 � `�- -O
� � °�° � M � � 3 � Q � 3 Z Op O r�o
� v ._ o L a� � �n. a o-'� ao -o
p. on°o a�i � � c' � v"i � � nn °,�' � � > '� o
� tn ,n� `/ � @� � c r�o u 1= tin �^ �i
L � � 3 � v
N � � t6 N f6� � Q1 Y � � � -a p � °�
ra � � Z � > `^ � c o W � � r° `�
O � �'6 v= O �' �� � '�' � T � � � p\p �
(B C � (O L � � OJ
� �6 � � in � s � pp
Q O Q N � � Y� �L � 6 � �n � O N O
W � 0� W n L� � � � � y Q L'3 � L �
p� � � � �n d �c a� � � c� v � '^ � � � c � �
O +-� � � O p N ,� � c ra ,� � �
� � . o �— � � � o � J s °° � � � ao
� � v v v � � v u � v v v e�'°� � a`�o � ,_, � �
i "' f6 U � `n c � `n .� �n � U y � � � � °� u
Z C N C (6 C C `� O O V1 Y � a--�
Z �n O u axi Q O �u Y O � O � Q- � OO u- � � @ c a�
� c . . � . . . . � � . . .
� Q N
....- R.. �.r� e c ; ,�' � °�y°;i„'��`:.:���''::::�.�-'.=-:;y (+' _ p_=� ,�"- -(—+ "�
.r
y� V���
� • �w Z ��A.� � { 'Y T', ���I�'�Y'r��}.�k]��N�1'�' ��yFy`���e�Y��yj'�L��� ','�7- � "�.
. �� ��!-a ##+i 1 Y 4� A W �.�w 1'��r 1L1yiFy1`y��'i.N'Vk~ Y 5�� ' ! � :�"�1
° �.�'� ,�;� �''�'^- • �.�X� `�` - .
.c R� �: .r ., ;.�.�y'-'.. �i�NY�� i��ti`�A 'r � + .. � �..
i � ��r,"+� 1`� �-•,v s '...w t.., y� �.ti+ a�i v�i��•+vt.•y�r.r . -' . ���f
. � ti .
. .. ... .V��'/,�f . .• "
. ��. �' }. . tt 'y .�.. �Ys�M���y � J r�+�. �-��
�^o��V vp�.. � .• ..} '.;� .. '� `L ) ♦ r'-�,:L `�'� �!� �`: " �
� ��.�t„ e♦ i _.!Y=,V`�CY ~ LL�:'� �!•"� �� - -�'��
..�""',,.�"` �� .. .�,•►,�_-- "� � `� � � -�'r`�`� �"f
� w '� �+ �" '='::^:�` � ��'r���r�
• w. �it _ '`_.��'.��- ___.`.r�� _-"'�_ � � l.-�-r�'� ..+
...:�4 � �� �.: .�����'�-`s� - K.��.f�'�� �rr�- .-�:ri-�.•
���'^�fi. j f' y I�`r - � � ��"�.+�.�-�r !'.�r"l1
��, � ' Y ��+f'" �.�~ ~�'.�j "'' �` '�����'^� �
�nw.�.• y.'� ''_ .}�., �f.-., �YI ,�'���it A�����+ ��,l .j.
� "� Y i^ "'f' i. , �y�iM" ��+ � �t• I'�� �•*,� Pr�i
�
. � .,a � . . .. . .. �:`.�I:���ty- =�s2-. �,. �'��"ri;�"" '��.:]
ri�i�'a"nnn"` ��`*r q''+, _ � �f._r.� ,��. .. " ::;-,;;;`� ��:.`r - '�_� � ��
� ♦ .+r.`�� ��y�,
��i,���•"+,� •.� � ._� T� :'_l'��v',�. ��i�`Z�, �� x.d i•
� J ( `„�. ,� .�....-_^ .
. _
� . . _
-, ... . •.:'
. ..� �� � • �e ' �,�"'�=_ ��'��•� .��
.' 4� ... � .
'_ . . . ����..-- -'
��.. a• �. �r'�' • �
., • "!y �. � �f.�:i 1��.,.�-- �..�.��• .
� ! _ � �s. �...�.� ��.....� `'
� , �. �L , r�.. l-�► �.��.�..�c ''� 'r ,
, ... i�,.� .\ , �t�, �• ...-� Fc �C�'� s
�,� � x r , : ..--,-��. �::..,,- �
• �: .,.__�,_,,...�. .-� - ,;
_�. . �: ��,l: f � �. _ --.. $
._..� :�
�i�s�N . � � •�y��
� "�K.M+aws�..+ � ET L �� x.� •�'+f���1���� ��
� �d..rse+e�e+i�t, � r`� i~� l ' '�, .�:f����.�T=:•�� 1
. �e�f�r�S.J � l .w��T�'�N �+�� �
�1 �.�s�Na�?���w
• r�s��Lt �.'� .. .• �• � • nf+'��.��.•• �'�••'_ � � �
�ra`is.«.w+.► r f.,� _� `•��,r.. '.i�'.:�
�`""` (t f.
� �`�in.� ��, , C�L - i-- �� iaa�.-.'�"'`�-��:- _r'ix` �
� d � �?= it � �1 ,, .4.{,. v.����yY_•_ f 1�I!'�
� i�:�:A4�R��?
` � j�.T`T`.��'s' �.e, r�.• �', i ��.�.'.u.y.
�`i LL+�!:�.t �y t t � ' t ��� y�'�,r.�c •
.su .�r.:�1 •x1� `•''it, .` :��_:: ��,�.��r'�'5�.3 ���
�y!�;��� � � `' •f, ��i:::� ` �.•. _ y�'N i�-"' .�
- �� .lf�VR''�Yr S` � '�, t 4 .,.� , . ; \ itti:��ru`.,f.+ 3 'v��_i;= '����,.
�:t � � ...t - .� r. �� �;{• /f �'~`�" 'i•:t « -w•.. wr
'.� S�+ ,� �!: ',.ti��i�r.� . v v� '"I . - `��.N i
��4 � . .�p'. l� �,'� t t�. '�� -.�ict E �•• a� ^...:
.... _
..... • w •
...,. . , � . _ �a a•
r � �� •�'� - � �: . •�.... ' <c - . f0 , .�.
s�:. l� ta`, i �"�,. *;y�S ! � +�,i.'\.� �i�` � . " � ,��•
] " .� a °+ � � � ��7t a � ��at�, �,: A�
:s a , , ,� y .r�• 7 .r ��
• ��f :�, i f } j � +� �� 2�, � � +�y '�t_ ``..,��� ��.
� . .,,'� ��.. � ..�� �.^; �-:,. :..
'\ l r� ` '�, ����F'''r , 1.��'''`I•'' :.^;: `1'
:�o .. , j . � �� �2%' '.:�;. :�'
Y-t� i.: � S` ?" , � ,k�•y�/\ � `� ' '� • !.3,i'. �"�"`,'
. , -. i .1i � �ti''./ '� ♦� 4 a�i 'r 1 a1s -ji�
•� t.t 1 `��., � (-�{�' i . 4 �,:'`i�a':�`..+�•••=� ;y:` �
.a q YP ` � � �
...` •.• �' a • �'.` �•�X�* SC 1 ��L �: `��•� •
• •., a' ` A � � •, � �1.^`� .. ''y+•��b
��.��.:i•�• 1�f��'� , � #.. '�, . � a" X,'� i��• `-o . + '�j'�ti��• '�::1
c�� '� � i"s f - C � ;: '�� � �
� �.a 4��� �it� � �} g. " Y _ m ���` t`•� i :''�'`� tL.r"1r.�..S'1
� '•ypJ ��.��• c . �� ' ... � [ -. ' . : a c � �s>.•��R'jL,���'a\ .'�' ''rs�i i� �
����+ �\���.• �� '� z � lt, . N, �' � � �i `i�i��! �Tj t''.(7'�^�j..• �� t
• .•,. .. ..••:•�:` '��t,��� ( i > � a• `} `ir:cT �
�. :i•.. .. _...!�:+. _:'��..� �,'_ .. ��.1�. �+�. - .����l�L'tlS'°_�'�'t:.�L�L•� �
\
�. . . ..._.. . . �-
�
�
_ O p�p � � �p � i-
� � �� � � � � c�o O hp �C V �
N � �O Q' C f0 U r-' � L
— � C
� � cn �� -o a� a O y �
}, p �u — v T_ �
r� � ,� ta � ro vf �
� `*- �n a, Q � �� � � ° a
�p Q� `° w � `^ � v, v, c � N 2 a� U
-p no ` — a� Q � °° in � �
N � � � � � v N 3 u L U N � � �
Q �in O ra �' � � Q 41 T 7 j f6 y� � QJ
� ,r_' Q� � [O � O �n L � }' ca � U "O � fD
(V � � �j �rLo � O -� v co V � v p�p '� � Q. � `n Q
`/ � 0 � .— � � N y 41 � � � y �Q �
N � �- � ao � � }' 4' ra c °c° o co � _ � +�
� o '� `° c v � � v � ..�.� � = O � " J f6 � v
Q � � c � a � v `� � � O � � � � L � a`, �
OC � +�.� �° L �^ � � N O � � � a1 'U y pp C. �
Y � " U � � V ~ � IJ- O �6 �OJ `� � � Q r�a C
O � � � ° � o v � ° � � oL � � o � ° a = � E
a� �, � � . � a, _ fl- p � o �- � _ a� o�
� v � -a -o `° L c — fl-+, � +-. Q „- . � v, c a�
a. i � � p `n U � �a � `n U i G v�i L1 -6 v � t�i� C � f�6 C to
�6 O v � i �6 = ?� C
Cl � � � ,�., � � to 4J � �� T -6 �— ✓�i '— C c�.� � '.T.+ ro
H � � O p �v C O bD '-' �-6 Q- N � O � ca u � C �
Z '^ -a c�i � � rB rt ro � v � — 3 c 4- a 4-- � U � � >-�
� a� a� N ? � = Y o v ao � � ro � a p a v> >. vi O � —
�n o _ � C C -O �� '' � ..�
� � � � � � � N >- � a1 p 'n Y N O � ra O co O O U � �' � Q-
Q„ � � +' O *' � � � �o v O C � p tn c� O @ O O O � � i � rD
O N U -d OJ � � W C� k— C.J � O O_ d � �- C� d CO N N � 6! d U
W O o O O o o O O o 'F O o O O O p �
, N Q N O.
W • � �
• �
�
� • ' _''{", �
' �i.��: -': � c�1
� i� 1r � � .� � 7;�,i
�i
1
�' '; �4 �,` ' � ''�
�t �;� i � �� �� r
� h " �9,�MM,�I�M,,�,��,4'��Mlw^ �=v,.�;.
� ,� +�� i'�`' , �:. ,
„ e
, !' � �= � �;� �
; ,� I � :, ,� , �
� ` � ��1 h � �\'. ���\ � ` ` ` O
1 �� � � � �
� � , ,
r ' � �, —�
`�'1 ��` � y � N
� �A`k� , � � i•1 i�ar w a ' �,
4 �\�� \ tl ' ` R^' F� �
z�
� _ �t��e �ti�i. �� \,e�-� � . ;`1��S` L31
� ,- 1i
ti- � �� 1p��- �q '1 � .1� � Q
_./ t1 1�,� �` �, , � �y � -� �� yr
t t ��4* y 1�� L
Y� � �(� � �f � � 1 . ' �:.d :1�_ i � Q
• ��'\ � � \r°+ d`'" ^ F� � � . Q�
�'��, � �. \ t �
� � !� 4. C
�r,. ��� Ve . �'�,i �'���� �F� ,.� i i� +.,
�} U
i - � �;�?� '�i � r:�.'�.,.,t �.i�`,�.. �� �� � . � Q
. < r i �4, i�'� { . �
.t '=•IT ..i �I i ! ." >p.
1 xn..
�7 A .��t f ��._� I -�.. i :,.. _
jf '�,i� J � �..- �ti( 1.a{ � Q
� I . 7 � � ����` � . � �
�� .N t e� l`� i`s�� .y.'�a� ,� '�3 �
i
1 � �
� - t UG ,.���� \ �.��xE �t�i�Jrw . �� C
.(%' � � :..��: � � � � � y�, .1..._. _ �� O
j �
'{9 � � � � 1 � � ��t�, - '
.rli i:�, � � , .1^1� �
I � 1 � 1N w
J �i ,,�� 1t �� ..11��
3 j.� :G` � 3�.� � . �
��� �;: r q.1� . a
� t
�'• -. 1 ` � a�i 6� o � �
�
- t �F .�� � ��F� � 1�
.� . ' i; 4.�.�� +� p y,.�j N
. � i � � � �-r - ��
�3C � $ � � �L a I
3 �'
. • � '� . f i�� .�� -I .t �
� _ �f.��Y � i ��,1 � �. ���� �
_ �`>� '4i. � � � � a,� ,� �
. a ' C * �\ ,�/���- � O
',� \r;,r� '�p � U
` v
., � _,\ + ,,`� ��� �
, . 4 �., �,` �
� \ �
� ,A� �� } �
� � G�� �. ��.�-r v
s Y Y\ iL
� � l,i�`+�t``'��.,� '.`4 t �
,., � .`.`� � �
� " e .� - �
�o ` a �
� �. � � �
��, j�- �� .p`fcf�.� >.
.., Cn,vn�av , . ��. :51ke� � ,.
�
�
0
a� �
� ,_,
� U
j 41
L
C a--+
� � .�
dl � �
�
� � N
� � �
�
N v� '� N T
� � — � —
@ v � � �
� � N tn bp
� Q� C
u @ � � � �
v � O � � � �
v � v � �
Q1
� �
� -� C � � �n �
r0 � � N O .� v -D
/1 � � � � +_+ �� v7 'Q C
� � � � � N L � y �
Z o � �n � � Q '� o op
ao � -a ,, � � � �
� _ '� �c � � O v � � v U
N a ry � ro co � ' � ''J u
� v 3 v � > � E c � v
� � o v T o c
� L � � �o � N u o �
U o N o v °' � o o v �
Uy =,,, y � v > w � �
°' � � v E +� -� °' '—^ �
O _ v U
�; � �� v ?' � v �- o �, �
� U � � U � � � � � � V
p vi co c v O a� -O � Q '
Q � � � O L � � � O L �
U O � � c4 .N v �
�L �c u ,vn � .`_^ -p � °c° .i -a � N
U L � ' � N � — � j W
� � � � (� C
� ,� � ra j � � `i � O v
.n � -O O � � � u Z +� � � E
V � � = X O X � � .J � � O 1=
Z � 7 N � c�D v p � 4J O- L `� n�i
� N � i d N a--+ �
. V� O � ('J6 (D p- > cLo N +--' � � "O � a
-� �- o o �, �- v V v �
>- o °� � � � � �- �� v `° � _
. V � � �, � � � o � Q � � v � �
� � -a °J -o � � � � `� o N p o 0 0
� N � v v vi U � U N U vi pp .-m-I
� rq tn
J i ]' cJ v� � N � � � � 41 � '� O
Q v u 7 � ra +� O 4I Q '6 f° Q \
� v � � � C Op ta �n � �n
+� � +-' U �i v, v v � c � O -o U
� � o � o Y � � �- � � W c o � �
H- O O (� O v�i u Q O Q � � �n Q
a , . Q . . . � . . . o
� m �
�
�
�
1� 7I�t,. � �r,�.�,:F, 4,...r '. - �'S�� 5�,� �S� `Jt��� U
.. Pp� � � 7 ��� ; �� . u'7io �♦ )�;�f ���r �� 'G
� , � ' .�' ;# 4 ���t 'irt � �
, � � O
'' 'J� '�`y� � . � � �. Y r�4�,�y �t ��'\J•S� !:.' �
T�1 .� ,..�y � � {'� � R,'.� t
�� ' !. �'.�i1�'. � . �t�'f�t y i y�. ,``r,. M�1 \� � ) . �
L�!�V,�} ,�� t , r �., 1:�� � W
� � - ����� '1 1� � � ; �� � ��� .�-i'�+'� _ `�{` 80�� : Z
zr � �lry e� �.,`�; -' r�.� �t �.. 5� ) \,� �,�y 7. I}—
� �,.{ T I . ; Fr y_i K`±;,� �� ;,y ��r:� Y`,��� t ��':``,,���'�,. U
� :ii
1 M x�
'� {"F, t a �. �`"�5.k ^l 1 =4 .�5: Z;.t� � �y '�, . W
A3�V .. 'y� � >`iY� � � � 1, �7
� �1���� .�\` i' �l.� k � �! F �� r�, � �
• a y .�, 1 ' � � � .
'� 7 1 _ ;,Z4y�a .
� � i..� ,4y `y=S,r.� ~� � �r�� ,�y l , i:�t �Y � i �
�: ��7 'i: �.�. A��'. �+Nyp`,�1,T; `o
� ��� �� � "1 ��:��` �� . l�.'.' '�' v
:�._� . �. �i `` a�,,
9= �� °�; :�1°,`e
; � �•�4. e1r�� ,, � ��, k s� ���, ^ �. O
� 1 S}1 � � '�i�S� '�i . ti1
a� ��,. � �.'�� .. � i/'r � -C
• � � � � t � �
..(� ��,` Y'. � y... .� - Sy p
, Y`��� ��. �,� .. � . � . f�A, • � � .;�� . . �Q
�
. � 4 : . ��y � x '�r � � ' . . U �
T
.. . '�" � �.�, O �j ,.i � .,.. � ,f � �
1
y l� t��C ;'�1 a.,z�,g. [Yl ,�.,). 3* a
,"�. �`�� ...�:3.li 't::tl�y,3E 3Y,
��
r . . .... ._. ..,_ _._.
� �
"B �
C �
J Q 5
�
� �"' � N
� v � 110
N N VI C
\ 3 p � �-+
N N Q L N
� j vi �- N
� � � � �
� v v m v
� � > � �
E
v � � ;,; o
� � � � u
v T
� �i Y vi �+ Y '6
Q CO a!
� �
� ON `° � O � � ,n v
v � � @ U v�i Q � Z
� � � � � � O � vi
N O � = o � _ � �a
Q� n1 c -� � N C p � u
OC � O ti0 �6 � l6 O � ro
O � v I
c� C o � � � cii a � v � �n
o �
O � �o v v Z �u � � � � I
� � s Q- - a �
� ,� v cw � o W LL °° � `° p �
� C v v c � W � z �7 p OH I
W � a� c � `° � � � }' � Q
� a � p � � � � � O � � p O
� = Y � � ra w �� ro O L�L � � � F_
U ~ �
~ � � v � W � E -� O
W fO u 'a� ✓�i � � � � N Z U Q
• Q � � z � z a � Q
_ . . .
N ' � � � p_
� LL
•
Y
U
(O
�
�
C � 41
� � �
V � �
C -6 a--+
O � _
U � �
• O +� �
C �
� � �
� � �
� �
N � �
O � �
� � � v
� � � d �
Q — � \ �
� � 'a � _ �
� � V r6 OA
N � a� i L �
� � � '�
L � � N O � v �
u
i' v � 4J � Q � � I�
� vvi � N OC O i �n 41 e-1
N Q cn � _ N v -Q �
� p p N f0 � � � � c%1
� � � � � v U T �
. � � Z O O � Q � °�° Z
� c c � O � � � a�i w
•C N N w � N O � � a� W
� � � � -� .. v � C� � � �
O � c � � u c a
O
• Z c c o I-a-� � •� c � � � o O !'
O � � � O 1— � o ,� � ro u 1— i
� � �o F- W +.' a1 `^ � Q N p
• N o o u � N N O O U � w
. Q U C, vi = N • • . • •
_ • � '".
� � � d
a i. _�i � �
. �� I, - � J
. : . : -� 'r'�5 ,. �A , _ - ..p'� 1� � .
,+�
i ��'� i:',•
�- ��IiJ�y , �
� T s 2�� 4'Q q. �4 �i�1 �� � . t � `A- ��M'
+ a ' 6 E E � t y� .� �t_`r .R �� 7
� e F . � � " �;i�,,,{t '� � 6
�.,, �,♦ �r�'' !.K PS� g4�Fil ��i �I+ t. .'�-`"�•`�" ill ! G� t f: t..�l
" x r C° �1 �a, � k�� s � � �, n i ����
� ` .d `� $ f, ' � ��$ r , �f��•' , . � F` E �,:'�
� S[�. s♦ r E�.� � � F � � L t
r�f�t� ,�^ K
.C� ��i� if`�'.� �����n.� p § .� •� � �, �� a�•�� � �t
�`F�iJ' , y, Y�'t � i'3d .f � t � Y,. '��{ f.i'_�� 'AS�lj`C-t1'� � .
''} �w-. �" • i��" '.� �Y.s • , � 16 ';��-
.'���w1S�t�r�,.� .f+� Y�' . . � ��� :��» J�i��..if —.
�•�' y t' ( • _ . .s+. .•��,`��l .. ���,�,-��i� •�.:,:.
_ f • � !"'S`l ��" ^ 4�
,�� .i;, Ii:�I ,J Sf �!�� �<ie�•a -,� .!s
T1' ?�r }{p�: •IT �
`�r�'�.��I��(�'�r�i��i� ,�..x+ra' f �'+��? a�.���� �,�,
tj, � ;� �� i„ ;V• �* °Y _ �. . c ���,�,�,y i' � ��
W
� .� �'„ �r� i -" i�' • � p t}F�$. � �.
� ��' r�� �r�. .�y��.}�� \ »..� 1 .•o �:'�".0�. � � ces..� � �z.; .
��
. 1 � G�E.�'+Sf?� , , � ` s 3 i-�.L�Y`w�`E.tt.�� lV"
� ,.�� Y ke M f� r.1� (,� I'��' � �d } e� .��Y�,•. I 1
x�• qY � '^ . '�„S.r� aK'4' �.�� �
, �3�. e`:'���� �. � -;�ly �'J�t r a e��
' �f' �c � � � '1�,,� k : ��.�YS J. . � •"� .
`' ' r's �` '�'' �k � -4ji F ' �� �`� �"-�9- '`"'�`t
� � ,s `trt� � ��¢� ;� �R � A�S.,
� �. ,:, � , kfs+e� ���
1 �:.��_ .�,��,w" � 'r �� �o �`��m��..
� � �U ���;`�� , ,'y �+r��'� ` � ����i�:
,��*�`C� ��� �° {�' P
�� �<« �� , ,� � �; e � �
� • � r ?:', } z �+���„`�� ���'`,� '" �"'s�` �;;
� � i ,�a..,,�� �` •�; � 1�7�'�, �"��r`'; a�� `�i� �
� �f��tk� } .���, .��� .:��,y� <� �
? � . j
� : � ����7.. �� � --i �
��� ���
_R' � �w.."� '��1a„
.• �;;� � ;�, - `t` � �
.��j . . F Y,•]L��_=``0��,.
� . -- -. ��x _'�� ». . . - �w�. .. ...
,• j�[, � '�� �3 `.:���r��
. fl J �� �• \ S tl .
� ' ,•h _ i,r _ ��tS� � a=
��'Z• � +1 i 4 `T S `s����q I��
� 4 w +�g g��g 6 ��� � }@ ��' 1
� �`�`�� ,� �n� d � 4 s. ; � �
9� � 4 ..F i � . ! ..M � � ���r.
• s r �,� � 1 'A"�';^,i��.—...,�x.:, . � f �{^ "��'� � ! e .
�, ' � � A �3�' z�� ' � r i',' „
:�, � � ,�">••✓,— 13`, 4
., , �€���� :' �- . � �, ,
.. L�3 � ,�� . �.,� - �; •,� �� ,_ i
� � ;� l�� +n'�� ..�;t � _ r. qr, .�� � ' ��
� �r� �
''p � . � n �lao '3w^'^R `. � <T'�.�`" j.
'9 t' ' �� `� �' �Q � � ♦�..
. . `
, .. �
� ., Lp i �I �. .(�_ ` �4 :F
('�,'-*", � j t � ^ c� .�� c ;�� t
,� �" .. ,� �`{ . �, .r� ic, :.�.y,..an��.
* `,r ` � '�+ i� �Y`''� )�377, ' � '` *`,. - � � �l
'� y u����,,q�:� ti ` z�� , .f 4s � '�� "
�,� , �,��e �a . -s,'. � � ��� f � � .� ` .�' �
?� ' . �sd;� �
��r t�' Y� i3 ; ��`I '.} ' S f?t!i«M,:F1'
x . 1
'�1 l �^� `� i. �y ,'�0� F�� �* ...� f1 e 1
+ '��' � �� .h T �" y / "3a' .: �E q M;.1 " _
.
�� +t*4 '��A�• jy JSt�"�.f"�� � ti ��t p [ ' ���� ' ��.3a.+:r•s* •i+�, J„ .
� � a, ��� {. .,b �r � s � an..• � .
�
^ !p ' y, '*y� ,�j'��y' � zl t _•p�
�' +nr ��.. ,ia .�"�
' �. .i��'.,.�. ,j� - f s :��_�� .y r..
�, ��' � € ,� ti ;��-�- �.
. r � � �
�'n� 4 . i,' ! e ��!. rt,,i r
b 8
'A `� . ..� ,. , � n. ' r'.���,.
`•'4',���� ♦�` :�.,.. .:r� � � 4�r e�«w �.. �Y�
� �'�dx� . � ..-
� 1�`t `c�i ;� •� � T &^ �t r+�.
�;;„�� '' . ���� `.`
�,������ �����2+" � 1�J''4 E� :,;P��'S.i_'1� 1.
r i" �
>'� � 11l. _�i . A:d�j� .
� � '�. � �� ���� ��.y,�.c ��� ���'+
�,.;,,,�a�'�';$*�'�' �'' � :j'��.��a���� � ^ �r�t`-_�`»�a
� " :°�t .qy`, �a".�:
.� �yt 4 � . , ���� '��.
. _- ^t:... ... .. '�',�c �� �{���x °. .
,
.
(O L
+--+ � � N
-6 ;� � v N � U �
41 hA f0 C C � y�
� � @ � tL0 �^ � l70 � � � �N O—
� Q � (Q � O � � � L �
�]Q V7 � _ . Q � Vl O �
T � c6 C c0 : � � � '-G �p Q� � [6
LJ� L � � Q L �� 4- � L U
L � � C � � � !n � C � }�J � �
�1 � C }' fa Q Q� � T t6 Q 7 � -O
c � � � L � � � c -6 p N -p v Q C
OQ O Q- � +�-' U�1 � � � Q' +� � � O '�6
� N � � � � � ,�, U [� � O � � � �
� �� Q QXJ Q "- � � � Q � � C U � L �
N Q � � Q � � Q fl- y � � �O � � N �' Y (O
p Oi "O Q � Ov � C � O � � O Q 0 'p 4J � 41
+-• Q— O O ro Q +-' 41 -p m O — L � �n
U � `�- U � Q �- v � � Q UD Q C L Q
v +� � �
� � � � � � � c .� r"a � o p � oo .� p � �'
� J-� Q C � � � Q � m C (`/) �-' 7
o `o @ " � E c � � � vQ t �n o � � o � o
� QN � � � `o � -a v �' a ,� o = �* � � rov
� a, o O -� . �, +-� +-� ��
o-,� � o o Q.
+� � c � a� � � ' -o U x
o � ° � v v v v Q 3 � o � � a, � � v a, ;° �
m -a c r� L -a : � a o �o " Q-� o � t o en
ro cn a .- -� � v� n �; ,� `"' rm �' � '� +-' c
o p +� o � � Q v O o � T„ � o � � ;� � � .
'� N � ro � U U� � rp U a-� C.J T`�- vi C O � .� O
�° � � � O � � U +� co v N c 4J ' ro U c = N
� �c� � tn cr� c � ro i v m L � ` v � c �n v ' +-' in
� � 4J � ca T 41 ul O � � � � � � � �1 '�-6 � � v�i
Q � v o � � � r' � Q �o � � Q � � � � � m L �
. � �� @ °' � � � � � °' o �^ � >' � � `° c �o u �
�
@ � d� `-' � — � � � � �� `° v u � � � � °0� � o
ro u
m ao ro c
� a� � o a� o vf6- � � p o � � c u � a�i Q � � �� � a�
� !6 � U � v1 U � � �p � p_, 41
C � Ql O -O `AC -O � � � d � � � O � � Q0 � N
Q � m m � C � O � �--�+ � �D � C 41 � � � T U � �
� � Q iri C c� Q�� co co c -a co 0 � Q �F � � +�
� Z O 2 p N . � ro � C v O � ip Q � }, p +� �, -O O
� +' �c � o o � c o � o Y � m° � � � o � v v c � �
OC .. O O N T ro N � N — -O '� �n � � +-, � � y O O ra
�. C � � �O N Q � QJ O N U a1 f� � C O � v� � N �� — C1D
� ,n O � U �6 N � ; O � U � v'�- � :� � N �-— � � Q � t� �° C
0 .-
. V O' G1 Q � � O O O O N � � v � v v '6 .� Q. v�i .0
� U a � @ � o � zu � � H � � � w`°-- o � E
a , , . . o . . .
� m U
. �,a� _
�e •.
� � � _�..� �
• `io � ��' � =�;
• :; "�� * �""
.�?; �L� �s . �,a >s�,�h
� � ` � m �
� �, �,��,;ils�!�� � a� ��° �r .
� ' `ti
. � �`� • � �,,. �'
�� .'�� � �
. � ��� 'Q� � �
-�.';"' a
• s� � f�,� � .� �
*.„�'-r�� �, �_:' ' o,
.. - ... � a
� " �
t, �,�, �
� w!s t; t. ,.,�.- ;� �
� '' ` � � � �
s :. ,. .
a'�., � � a�''� Y
. b � a
� t m w �
� � �~ 'r t ,a �
��' , U .i` v
� ��. +F.•, o
� �� `� �� �` �,
. � ���, ���&'. �
�� � �
� �� e}'~� `��a o
� `� �
• � �,'� •�� -- s� - - m
- Y - �
_ .. - ° _ ' fl .
„,. .... .. .. �
C
O
41 ?
� �--+ C
�6 C Q1 f0
� � v p = a aJ U
� u
� � c v � � Y � � � �
`^ v > Y � v �n v �o �o
� °' L '^ v v � � � o
`^ o � v +�
o � c�D � +-� �., U CJ N � �
O �p '�-+ N +' � U O 41 v� N C
p � ro � � O � �p p1J O ,�, O
�n • co Q v> >'
p '� v � O � � � N � w t�n
� v � Q � � '� @ � m � U
� u � -o v � �' � o 0
� v � c = a� cn a� .� v 3 ao
� L- � �° U O � �n Q ca
� . vi vi 41 Q 'J � � Q1 O �
� O � i h0 '� a� � � � to
p � �Q�� v�i ',@�, +' �1 � � _ � �
N
� � Q � � � U � Q � (� (d
°�° E °�° o °' � � � °1 � �n �.�. c
� = - � � o a, `-' ° � � °.�' o
. � � c F- � c v @ � °' � � �
� v o ° � -a °� u v � � � � � �
� o � � o �, c o "v v, fl- o
v a -a c �`- t `O °uo o = c 00 °; �
(, y C
�
� 0 � �> W � � p ca '� -a p 0 c�
a� a — � � o � �, v c � +.� �
U co +� � � � � @ v � `G � � c �
� � � ,n �� v� � co a� .m +-,
V � � � � � � � v
o d v �
U
V1 L � 0 Q (D � 7 L Y+ Y
�� `}” v c �y O v`- v� � O C7 N � ro
W � � � a� � — +� � � -Q a� -a � � �
� � Q U Q p. Z tD v� O L [O pp C 'O 00
f6 O- l�D-O O � � W � v � O Q � � Q �
_
� � d' c � a� � � � L +' +� � O ca ro O
p o . �
U � v� �
W '.G +� o v; v LL1 �a1 •,n � � p Q � -� � � +-� 'v Q ,v„ �
tB � co +� C N v Q � N � ''' -O
� v$ on a�= � � ,-� '- v v � � T o u ��, c a�i � c
- � — _n > in Q � v � U � a� v >. � � m � u c° �
� v � � � -a � � � o � a � �oo Q _ o � � 'N
. � o � @ �� � ao � c o � "� � `^ > " -a v �
Q � o a, � � o Q v v � c� Q = v c v L v a, �� �o �, -a
U J L �
v en tin � �ro co �
. w � o � � ;a -o W �� �, �- c w '� o v � �� o o ,� � � o 0
= o � z° � � m = a o av, w � � c� �n c = � a � a � �
3 . . . w . . � . . . . . . . . .
�
o v
� � � � �
(� � Y
� � O � �
� � � � � �
�
t/l vi
� O c U a1
U +� O c ra uo
(/) L
� w � � � N C
,� N �a
� O � C 'n � � E -O
'� � Q Q � � � `� �
� N � �
.�-� t � p '^ c � �
� p � � � � -Q
.� o � � � m � � �
Q� C � � � rp �o � �N
� � � �. Vj c@ � � Y �
uvD Q @ O �co G +�+ `� v N
(S3 yi � Q � V1 x L i.G
� � a� ro `� �' � tin a� v �@
v v v � c � ,� � Q,-, o �
4- 41 U U � � C � � � i t�o d
+J E O O — Y � C � � Q �-' N
� O UA dD � � c6 N C � C pq
� � cD .� � � � � i � � -6 � N Q
� -6 �� � .N � � }, c6 �n N N
C "-
N � c6 �+ Q1 N �3 v � � '� ro O � -p
� � cn � � � v i 7 � �^ . � '.' O
+� � � `� O v ' � � � � � 0 � p �
ca � O �n �' �, � O � �
�n N � 4I � m co � -p '� '� Q- � � � i
O
� � a � � °1 0 � o N � � ? � � �
:a `^ � `° o 'J � � W � ro � U a� o cw
• Z v� � � � Q- � 'p � �� +� � a-� a �D � �- 'a�
�' � o � � � a„i fl- ^ a � °' N o o � o �
Q v v � `^ o �o �-. � a� � C v — � � � � u �
�"� � � � O c�0 � � .� 6 p- L �n � t�a i1 .v > L �
„� W � � o _ v,F Q � x W c a ro � v o —
� `^ � �tD a v � O v N � � O � ` _ � -O � �
� — m
Q O Y V a"' 0 v � Y � N U � Q � 7 � C ClO CO v �
� �O L � Q v � � U O C �n � � � -6 � -6 .� � 'O v N
� ,� � v �, � � c o `_' � � � +-� Q � °D � r° � � � Q
Q v � -a � � o �o -a tin �; "� v `° v `° v �n
W � _� � � � c � Q � � co � s v w �� C � > � � �
_ � �
• � 2 C � O � U a S � Q Q c�o � � Q � Q � � Q F- I-
w • • • • • • • • • W • • • • • •
♦ Z � �
,...,.,�.��.�._� . _ _. .
9� aF1?=
a� �`����
6F�#�
�
$
�
f
•
1►. �I�_
�Ili������li�r���lli!�����1���
��Illlli�!IIIIIIiilllllli!��� �
�1 '�� � 'q y�.
��II��!lillln,111111�.11lll1�,!I� ; .
,��!ill�ii;�IllU�!!Illlli�!!IIII�� ��,�r�`:� ,
- - � - �
�I�II�i►�Illlii;!11111i;!IIIIli�.l ►�ii.i.�m�;�,,..., - � � - '
!u;!Illili�!�II!��i;!Illlii�!Illlli�!��Illi�!Iillli�!�Illliu�ll� � -'
°' �� •�� '�i� '�q ��q '��� '�q ��i;!IIIII�'� ' � 11
Q ,.IIIIIn.�lill��.IIII��,.Illll�,.11llli►. Illli�.Il , ��:
� '��IIIII''�Illlli�!Il�lli;;�lllll��!�Illli�!Ill�ii�!IIIIU'!I
�!!!�►. i�.
.. ' -..:.,�����►.. � � �, .,
,n;!11111�►�i�a!!��:��mu�lllllii!�Illl��i;!Illlli�,!IIIII��!I i
� `'� '� '� ''� ''� '�i "�1�11''�IIIII •
Q i�.illlli�.�llllu,��llli��.11llli�.11llli�..11lli�,. ► lu. , .
� I�IIu!IIIIIi►!!iii�ii;�iu��!!!�����'.!!iilli�!�Illli�!!I�NIIi►'�,•
� '''� ''�► ''�a '�Illllli;! i�! ''�Ililllii!�II►
I��.illlli�.�IIID�,IIIII�,. IIIII Illlh�.
; �� ������Ii����1��1i������li�������;111111 j��l�����li����llli������1�
� I���:!Illlli;!1111� 'jl�' '�I ` 'I '�illlli�!Illlli�!II .:
. � - . :... �
'i!illllli�� � �i;!IIIIIi►!IIIII?• -
c/� ���Illlii�II •,������.•; .
Z , Ili���,,������!!I
Q .'.��:illll�i � � ' ��lii!�Illlii!�II�� ' 1
� i ,�,�.. •;.���;��� � � 1 �
� . �ullli�� __ ���ii��u����.
. ��;,.;:.�ii�i��. , i��� ��� .
�— u►!I��I���� � _ ��,. , ;
�
`� I� �:!��I � � `��� '��, .
Q .-���Illli��,. .���' � � � I
� � , ., , � � i �I
��,!�iiii��!��� � � �
,_ _����
.,, . .� � I
IIII�;,a�����
'►!�Illlli�!I��R
� ., . ��� ��
, , ,,. illl
11�►!�I����,!�!;������e�� . �
. �� � �
� �
�I i
� ���� . ��
O ��'��
� �
�
���
�
O�
�Z
�
�
\
� : sv,:`• ':i,
�
� � M�
(D
. C � � � � � � ��`
_� � � v � fl"N � t,.;�..
N v � �.G 7 C ,Q t .. . .��i:
U vi C � in N L Q O fD � h;� .
f0 � � QUJ ` � Gl � _ � L O �;,,�.
� v � � Oo � .y � .3 X a`�'i v 7 8 �; `
� r+ ',G N 'p Q- bD Vf O Q � � � �'�t� 1
� �
� L v � v � �� ; v � � � = �`�'p �'���3
c o v � � � _ � f 6 �o � � Y �m `,s'�'?E �r
oc > .� E �, !
N � � a Y ° E a�i �3 a� Z v �o °' � o � ,x?;r�;:.�. :.#,,
Q � °' � O a ro u v�:� y o. u � 3 °'
� , � p p o �1�
� t
a � Q a` O a � ;: ,
V l7 � • ' �� �' `
� Y � +r . �
� � � � ,
O v v a
L L � K , l .
� u � O J-- y � ' '`y�
� �
N ao co ao ��n � _Y 4_ o a i � �
_ � r° @ � �° > m v � � � � o �• � .
x
� �° c � — � � fl. v � v � 3 � a� ;
O v u �
� a cn v v cn v c o � � � � � o� y, � R'e ,:
F�' � �" � � � U C. � ro N � �^ .c� .ro � � � `' � .
v � Q LJ' > � t � .� L U �n �C .
� W N � � a� oC ra O � " � c � Q ro a� � t.+`� . �., .
� � (p (9 � f0 � L tn ta O v � L
� � � � d � � � Y � � �ll v U v O � t10 U �....
� Q v �- Q N � �� � �l7 � ` �� Q� � �>: *,� c t, :
� � ,.f0., aco p +`4 � Z c � o v a � a`�i o � � v, �,. ,��j
• c � �, c ro ai
� Z � �n O w �n o L � � � � � o v � � � o a. "�^'(�`
� � ,� u � v � �. v, �-. s1���
� m ui �o 00 _5
, � • � � I� I� I� I� o y O p � i.��.,sj:.4 �� '
• � u ,Q1-� °,-�' � °�' o a a ,. •�x
� . . . . . . • • ;� _`'�? {
N �, ,�J � �.
, � �
x... '
«: _
�
�; ' . .,,
• �c
� v t� ��
}, N � M f, �i.�.
� � u .c° E U
u � � v � � O �,� �
y Q � @ }' � � � f ,• �`
�
c f6 '-'- U U -� � vl ��
� �v� � f0 � � � C Q � � f��ifJI t
� C ? � C � QJ .� Vf (..J OD F- � � N �af I7
� • � � d N �� � N � 41 � � � Y � � p � d s �� •�
� � � .,- v �� c� � � > � � r � v Q - c .��� ,�
� W O � � v �^ O I� � � .� �m U � c � c� t#�' % r
�j � �, �� Q c ++ �p uD � � @ T � v � � � � r."`�i +� �
� � � � `i L ro � c�i� '� � � co '= �^ � Q .� .� v o� i ..�"-a�r : � .. .
fa �?p p T O �u f6 '� � -6 -O � 3 � O � � r�o v � .
� > d CJ N ln � CL] J � � tn � C U d Vl d � d �---��
�o 0 0 0 0 0 � o 0 0 0 o E � o 0 0 0 &
. ai 3 v Q
� _ �
• • • • �; ' �
n ���
� �.
N
C N N —
Q V1 � (B .V
� O � � .
I- � J-+
QJ � � p � �p � p hp -6 ! �`�-.
u N �2 C }' C C � . S ' •;X
v 3 � � � Lo o �, Q o �.
• a� � +., � � � o rw � v �- ,,
N V � 41 m ,C rq `B � Q' i.. +-�'� r� � v a! . (
> Vl O +� � N �� �-+ C � � � %+`�- , � �� �l
J O. Q v�i v �j O O Z +'�-� � � � w O � � � i� . � �
C' N � � � '6 � � _ � � -o v -� y v � � � �'K :r c� �
� U v fl- -6 W � +' � � -O L �6 � C � � t0 �� '�.� . .
Q. � C N f6 .� � �- QJ (> � N � � U �' Q U �
Z O — � � >' � � � � � �. `° i � °' � � v u °°
• � � � � � � C � Y i �D v � l]A � C� � � L � �6 r-+ i1i���.� � �i n_�'
� a.�. �'-' �� r6 F � a� � � � 3 cB ,yn cLo t�.p p � � c .'_^ 4� . _
Z pA z Q t4i � CJUd � � tn � � 20 � � QO � w
� . �1� � O O O O O O O O O O O ' �t
N _ u V
W . . • :, : ' .1 ° '
�rc�;s, \
� N
+� v
N � � � � W �
H � � � H' v o
Z ,� Q °' � °� � � '� �
c '� � � � ��
J �a (, U v
W � �vU-, � � °' c � Q N Q `L° v v, r�n
� � T ra � � c v on � W U � � > v v�
� d � � ~ � N � aJ � � Y v � O
'� v- '^ ��-+ u J (o i j � >" 1� } '� v Q — C
� � O � > ro � � �a � H' Z y � -� � O
Z w c = � v m v ° �- � � Z tu c `n v � � �
Q � G � Q c Q � o�n � � � � C � °�,' ao v � �
� p � � - Z � u c� C � o � > v � �c
Z 1 � L (D ln -T-� � 7 }�j � Q C CL -�-� VI Vl N
� O U � -6 � vl C � C N U v Ql
Q � o`_ C7 � v�i y m � � � �n L � u a �n a � a i�
- {�J . • • • • � • • • • • O � • • • •
= H
c �o — �
� � � +-� O
O
@ � .� _ v� � �
41 � Q O� v � � p � 'a
v � Z � � � O O 41 Q Q
W v � � a � � o �� ,.� v �,
� v v � � � v �. � ? v v
d Q > m �„ �„ o � cc �p � � � Y c � �
0 � v`�i a� � � � Z � � v U w � �� :� � c�La
c ra cw }' >-.fD = � H � � -o ;° � � +� �
� a� a � � � � � � W -a � c � � ro v �
W � � ,n 1-- J � � I- v Z F- c � f6 a� � � Q U
Q � � � V m �\ � L � = V a�i L � � � �v-' � u ao
• � W � > � �, W Q c v Y � ao a� � Q on o c � c � c -o �
+� G co v Z � � v v a; v � � n � cw o � f° � x
W Q Z Q v�i � Z Q U U � C C N O = � S O v� � Q p � w
Z � • • . � � • • � U • . • •
N
. f
• � s�;''" �1 f ���.'�TM `' �T a+°��„ "��°'��, �4�j!C�
.,.. � i_.. - �.r, t' '�• t ; t
�, � �� �� � i �����"�� �,� �� .'�N�� Fr
� � '�. � i �, . - . �?'�} � ;��: �w
� 's 1
� ' � � a�i � p a�y -a� tj
..� �'� . e �r�a�r'� ' -. � t..
f . , � � �� ��� �� �
� '�� ��� ��� �!Y �1 �<,, � � �
�'t '�� �!{ ��� �, � ��� � �
. .... . � . -� (�
.� .."� �� .�fi-„�-...��_�' �C}.�
�' � �:..�. .f,.,. �,.�uzr �,)F-, q�'+,-. �, �,i'�
' � ' �t ` ' T ° �Fi i
R �
, _ . •+. '
�, �� Y�.� �; + s 7+i r �`a '�
. �
.
�� Y ..�.�� _-� � : �_
� ,
��.:� � k _ _ � :.:.
� � �, , ., � ,a ,�,�,
�� -,
� � ;����,, �1 . a t
; ��:� ,- � � �:
F P .�Y r C� bv`� `• k - �
;, f �,` r � •4. � ' .. ,; F� ;�� �
:at: „ r � 4 , f ! ,
,,; � , �y ` i
f�� � �• r � ��2 .. d (. �
�� "a� � � o- �`�� �� �� "r i���� J-
_) ����r�.� �` 7i���#��� � � � � .
F � �� s,�
• ✓ f��� ' .. i.
+` � '� .� . E ��'. .
J���l�fy�- t�D 4 ' �` �� J �. ; 1
T,{;�y� ��� . �l � � �L�„; fi ,�?ii" _ .
� . � � � '•� .�� ,�` t` �- �� a
�" • � '- � i a � -. �� �
� �,�; � � ''� .� �, �� �+A,y` r.�„�r--�'�
� tk� ` ' �".' , -
�^:�., �� `���� ,�4"�`s* �^ �� �, ' ,`i
�' # ,"�+ �.
� � �. €� • . �-.it„'�'=z - ,�t'
�� _._'...� S. t�
� �<... . . � .�.�' . / . ;� -!x,�:
�
� !l r�.' , �-` df, ,� ;�
� �
. q. ,�� � �S '�r: a�
, �Cc.M',i �.�, c �L '", �' ,���i , � �.Y � a }- � "'.-
��� #�F �. k��'�y �� ¢}(���7. .L.� .�
� .M .:. �G �# 1 , }y � '�^ � �s T'�isw� s 1
n'�,� '' < § ,, '�� � � �,w, '►�� �'� �'"� s" ���, '�
f � ,„�+� �N�� �� ��� .,, � ti"� �
�� �g;4w ���� ` ��` �"�, +C� $ �`� '� �� �,� ••��r t ' ���;
�, � o ., a� .� �
�,�• ��i^` ' �� ;I'`' � �"„' ` ��`� 't` �t � s' 'i�r
�'� ".1M� I '�� �, " ' �`' ��• ��"S.P�y � �
tt � � _ 'I��,�• '1 �<� � o'����� �� 4 '� � . �9`'
i
� #
r� i�,��. �o w r�� ; : ,�� '` �-'€. � ��-- .,�i, . :. �`�.r,r:
-� � � ` �'� ,� -� �,� ;v�
�� � < � i ��; �_ ��'���
� y r ,w 4
w
�y�-,:�� .��.• I �* � �«� . :X
,l'._. �M I *�7 4'�,��.,, ���S �"�+^b}m-..�....� `(,� �
Nf # � (
�_„� , � 1 � � �`
:�-���+ . ' � ' _.�i���� �*�' ��' -. � _s,;�,
.
, � � � �
I . . ; ; .
� � f � "� .
— - ',
, , 3 '
, , �� ._ . � �_ ��� �
:�.. .�.� _: \ � � �� •'",�,:..
v ;��".' �,,,� � -;- _�°4'-'.�.�.�y t�'
�� .� i �� � ;,�,
�_ \ ` � �
� ' � � .�i�+
, ; � �_� � <
� � � � -� ,
1�r �: �\ � .� o �
a,
�.�.�; a � � / ,.�
� '� � \\ _ � Q ' _�m:� ` ��,.
• -..� ;�r�� \� = Q "' � Y� ,
� � �� -$1,. ��� � � � 3 s � �"'"
':� a \ a ° I = "'�
+. +� �'• � c, �, � •. �
�� „�-��� � �, �
�
L Q. � \ '•I —. ,� ���`'L� �
�' Q
.�� a�._ • � � � \ ___-----,� . �,,.�.,
,..� - °'t
4.`��`�'(c3i3R'F�,�. ` � y Q � �i �5 ' ��-
� ,+
� •� --—--—--� • .
.. � q C O. O � yd� � . s
,� � .. , �. c � � � �- . � `
• {�����.p,r ��� d / '� � � �;�� 1 .sr= ,�"S;' � �'
' � Ia� '�`� ` / U '�O ,v` `;,,� .
� / ` �n ,..a ,.�� <
�"` r � • / fII d � � � � g��� ,yv��
�u� � � A�
��;: �� ��r, I // Q aT+ C7 �M'f..� �.j p .. .
� a,` � � ��� -.
���CI� � � = C Q `� -��\ �,fi f� �
���. .�� �� � v .'"m�� � , a
` �� 0 `,1° ` ,.
.
� �,_ . \ � � �, �. � ,�:
� � � '' ���� � �V � � a ' '��?.
_.�� \ � �_ .�
��.��� i"� �
� . �� � �
� f � ` I ," .` , � •
�. ,�`�� �!a � � �" 5 .�''°.
��� � � i'� � ' �,�''
} � �� � t�� � �, a � :�.
�� # � ,���� � c m c, � -1� "�.
�htt� ������., � ,R,; \\ '� = � t� •�� _`
t0 �/� s . .
` `� � � � � G� v�i Q .�' �{•4
� r � ''` \� Q � ��` 1'��.
"°���.��� , ,� � �\ a i j
k O •
• J
a � '` \ `
n .Y� # ����.,'�iv..., .. ♦ �
� $ 4%`� •
* �� y �' ,, a„s �,,.,v � .
..�' \\ � +
� �3� � °�� a, � �� V \ ,�
� � - � r � � \ ..J �
� � � �=f' � .
�� �` � � � .y
a�
.
�� ��� �.
� �� .�i�� ' '�� ��� �����`•�� � \�f, ��" �
� �
* y�, � �t ; , c.-�.,
� ����`� � � ,,; �'���C'�ir,'�� 1 � <� r•�A .
� � ��I �� � .A � t
� �
. « �,,,.
.
,
• � ���: .,� 4r�.�. �.. �"}�����. ,..�..J`` .�
• � ��� �� � � .�'a.� �� �� ` � �°' ,;�,�� ¢°'- "e'k` R ��,��/1 :�
,
� �, �,:-k. � _ �.� y� »re,� a � �-� _
= -gS ` _" . ,d�"r�
, - .•
"�,� �
,
r.; .,�. � ,n . '
„ p .m
� _�
'. � �� . _,_. � , r..� ���-� ����..�& � ��.� ,. > �� �dM �`��'i�t�•'.�.�'�"��.
\
�..�}
I 1
W N � !' � �
1
J v - i �
iff C O �c� ! � ���.i-��-..___
V N � co i ` c
Z -� v� � i �
.� � C ; ,E i
t/� � � �. 0 i �\ � i
`/J �n � � Q� @ i .�� §�=. i
� Q � � � v �� ,-, s �
� � � C � C i 5�,7 � �
Q ~ r�o � � � u u � � ���\ _-- � - - --. �i
� ta
W W � O � � � Q '� .� ��`. e .� 'Y.,� �i
� Q p � � � � � p � i � s,;
Q �"'4— � .1-+ .� � \ T _ : ` s � �\
.n H �n '� � fY0 7 � fl- 41 y . ta \ 1 ' �
v W v� ro � a �n +, i O � v, � L � \ _- \
� LL � a0'- tn O � +-� � 41 'L 4J -'i ;;•;'_n;.,,.,.;
Z � C @ � U O � .6 � � +-� hA �\ ��sgg`�
}, -C N � '.1 � .- U �T-+ `^ � � ,� \
Z J Ol 00 X "6 t�0 � i 'i ,+��+ � � � �O -��.` '\ �1
Q5 C Vl � > �O Vl d d Q � C V � t! '�1 ��"..l
J Q � • • • • • O • • • • I
�.._..�
a � a n.
� -a � -o -•.
� a� v, c v �T� �
� i v v � O ra i' i � .
- � � i i
� N '� tYa � �v � v .P i 1 �1 -.._.._-
QJ 7 z N L cE � � — ` "i
.w J v �� � � Q � � i � ,
Q c c v 'n c U u � _ ' � ��
v . � d� i \ e ; i
Q � � � ra X �� +-' ti- >' �' � ! �.' z o: i
`�� v +-+\ � v C � C � � �-.; _ 1 �J'. !1
UZ � � � v � � � ;s
u.� �� .� � ^ � � � o � � � '� �_` I _ _ - '�
c �- �a �, � �o � �- a, E
ua.� � �> v J �a n o n. E i,n o �', �°� C, " 1
� pC H � a-o Q = � v� U � o � U ; ;.,s i
a CC v � v �'� ? a�i v a� �- `� °�° ; �` ��Y ,
,n c�ni`� c � � a�^i o- a ,� � '� y � -a — ` � � .= �\
V � N � O Q m u � � � u v � � � � \ �-'0:5,
Z W � � � 'i c o � � c � � c � �,_. v 1 .�'e:` -
.� � � o a� � o a> >- ,n +� un `� ;;o-\ '
� Z �a. y Q� x -a }' �� �L � (o Y �� � a� � `6 -, � � l
Z � � cu� fBc � � a, � �o � Eo � v � a� -o o � i
, Q a � Q � � � � � � a Q�� L � � � � ; ,�.
• J � i- • • • • O • • • • � _ �
a � a o- `,
.
-.
� W � � � ,i.., .�
/ � �� � ir I i
L �
� � ~ U � � � �\..�..�..�
� ♦ H d OD (p L 7 : '.1 __
� � � N \
- � � N Y T O v � — 1 � o .. i
�.� 7 m +-+ V) U � � � \ �$ . �
• \� � C � �7 L 1 ].> j
m d � � 7 . u � N i , t z i
i � � � N � � ! `- YJ' �
Q vi +' � L — � i Fs.� �.- - ��
� � � � � � Q1 � �- , i
� N � fO (J ��5 � � �j \� �°A 1
�\ LL � (D y v � � �I _`: j
Q Z � � � N In � � (n C ; I` 04 Y �1
� O N > N � Q � N 41 (o � i. . �
� � v�i Q a � w� � U '� � �c � cB v �`` F o=e;. �
ZQ '6 vi � v � � � O "6 -a �' N v�i t�a i �'szo:..,�,
• Z W G1 � � C :Y � '� Q .a�+ �n � a� � O \`.
Zu ,
a � � � � � _ � Q � � � � � _ �, , ` ,_,,
J W � • • • • • O • • • • `�
L 1 �
a. � a a �__.,
,--,
r,_T. _,
� � ; � ;
� � � � � '
W vi a1 �..i---..___
U � LL � ' ` � '
� ; � ;
� a � � '� � �; �
L � �
Q � � Q (D
N � � Vl LL. i. �E 'o. 11.
Q ) V � �1 ZS.S .1
W � Q- �° `n c � ��: � _ .- - '�
� a a� ao
� � � _ v� � � c `.� e� �
�
ra c co in � j ,'S-`. 1
Q � � F- � � � �� — ra i �� 1
'n (// +-� Q Gl U � (B �i: ��
V J d � � Q � N � +� '� — i, `s
� � � � _ � � � � C N '� � � _,, ,-�\\
,. Z � "6 _d � � > "6 N L � �' � � @ �� ��..,o'°. ,,
� Z = � � � +�-� N N '� 7 'in � � � ��..\ ,T;M';\_ ..
Z 1— � O ro � � U O v ro O '� O \ �o \
. � Q Q � tL � Z � Q U oC LL U vl -��.` i
�. , J Z � • • • • O • • • • • 11 �\�'.
1��� �
. ��y�, �� .� �:c� � "f �+ �� - � ,, " 1� , !�'�' '�
'�� - �Y � '�.
� J`��' � � . '�a i ��
_ . aQ�}� � y ! -� �,, � �}; ��� ,�
a`, ..F . � .�4, fy _ �.. � �
. �` ��' r. - C I i t Sl� 8 � ' _, ' 1 �
_ .�J�'
o � v{�� - � E x. � ��
- x �' ` �r, � _ �� ti+ � Y'�-y16
``c �2°a E ,'. V
N y, �1 - �., \..� E �y .. �
oF �1 � °3 '�"ay 3R"a '-»q �r
o'� .:�'' �.'� .`�- ,�� '�\�_�' e�J'" �
� �v�� a'r�� +�� �. ~y,� �'� ,
� x' �£'��� �'� yt -�° � � • !�.
� `�, ��� � �" i- � �� � . '
_ #� �:� �a- ` �$� • • �.
��F �
� -" I��' I ,
1,
, :� ��' ,. I � � � I i j �: -
�� ���
r� ��eR`+e� µ,j ,^,�` y{:
� - -y, Tr�-r� .to- �
�r�„t�,R', ��t �e
- ;M �r; ;, f'�`.R'�" �.'•:, �"- �.� � �r 'r
� i""~ �x�� ��� � i,��. � � .-
�,?;�,�;aa. �.a � `
` � i� � �•... 4 �,
. .,�� ' � c'N "�. � ��� _
1;'" � �i j ; a +�. `r
� r�. ,�� � , «��'� ��
_ „�\,,
� + � ,:s,�r
• �. u' �•` ��I U ��� , ' ,�.
w �n� ` v� .'" . � I�� ��Y� �'���
� V �O� � lt,I� --� cr �� ``-' �, _ o� . . w , J
U� Q o� �� 'f''r�� �{` �.i? `'���:�_��>�' + ti
Q 3z e ;g 1 �'J,��.�-i,t-*r!'r_�F ,+e��-- � {�' �a� '.
�- 2°� . ��� �"k "' o� �� � ��
-�` Z wm �f z.�� ���1�jI ' ,�.� ��� . �
W Q� � r. .� F i
� p , N � � �4 #,�^ � � o �.-r` - � � .
, � -
�
��`°`; a � ��
., �, t r . �. o . ;,• � .
� � � � �� � - �r �,
� � �� �� `��,. - � ; ,.. _ _
, .
1' � �' � - t ..
r �, �
. � � Y��� .,��, - . . �_;� g., � : _ �
��� §
� � e � � �� � • � � �� �
� �� � � `� � �� � ' x
• � , � $ ����� � � � N\•
� ������ ��`��3�� ��� �'� � '
,4" fi.; �v � \� '�, �.'v�.
++� �,�k �} �,�` � ..�' y��, _
;.. �t �¢,.��;` .'^S� . , � ;'\ .� - 'y A
�q�` �. y `4 '�,'eF�.# R,..'� 't'� `�:�� .
+� �t'r . C,� { �'� ✓/�
s ��.��' � ✓ �r�,a'�� � G
y '�` ���. � �sf�� � � - " � � E ''�
� ;* � � ,�. +`-M�raa. , �'
���'� � ��+�� � �� ��t��r. ��' t�� �'-a �. � .f
.,
\
�\ . � 4.;,w��.�t •s� t'�,. 4i.� ..E , .�� .
� ��<P r,�, ��� ,
���, �'�� a� � � �
, .
. ,
, �
, ' .�.,x� � �� r c � � ,
. � „. �. �; � _ ��-. . � �
;�� ���, '��;�?'�r' r �� � � , ���� ���..��"
a "��, . ;�1"+'� o �
.�f'r�,� � ��v �,� .
,� y,.��, �� �
� • ,� �.sr � �
F Y
. .?. � 1 � Y��� J� N ��{t ��9�'.. .
� `N� 'F e 'Y r i"��' y`i. �y fY� ��� � 7 y, S{ ,
,�' , ��. �� � � �� _ ��� �
� � ,�� � � ���y� �� :��� . b�
. ._�:
. , � � � �,= ���. .��
�:.�
� � � � � ��: � �� �� s 1 ,�,
.,� � �,. �,�
� �� �- ��ti � �., �� ���
�.��: _ _ � .
• ,, _ _ � -.._.w.
�,.� , � ..,.- �� , � . �.
� �.� �y �#t ,.,.,�"".'-,�...J� �a�.`^ ' "_.a� ������y��, ��i� �,�,�.:.
� y + .1Lr .q " `.. + � , _� .� -i� �- . .�
, .� !f ..� . ,.
� ~
��
. � �.,,,;..n.,,,+.'""��,i3 �°� �F ;� -.� -
� �-�`►.����� 4 _._ � , .
�
,�,� .� _ ,a �-_„-,,s,,��y ���" �-k.•- �
�� J x�. �i}�`��,'. ...._, � '` � ` �� �� .�Y �r
....._...._. " ,.
�t . �����
- : '�,`. - :-;� ',
ti
. ; . , , .�: __ � a'" '�._��
- � �'„-�,....�=-�a.�.� . ," ;
. ,'
. , ,
. . w ��, �
��� � �,' <,;� `�`��� _�,.��,,s' � � ���'
,
, . , „
``*.,��, , �� �; ~° ,�' j� y,f ��;u���.¢� r � �..a
. w." F� '.� i .
' � '�a�t'"�. �, ' , -
g` � .. �. � 3�` ,r,ti ;y� .. '��;:
'�" �+ �* �4 '�' n[. �*�• ][�
`�.X+' ?g � .,y a4x�. 4 ��p'�{��� ]•}��
;� .��1 ��.� � "4
jn4.
.:, S ��t��. # �� +<'�' r�.,v R � a � .�a. . �. , �la
� �* ����.� .. .. y:• � � �( ^� *4
� .�4 _..�§+iT., 1 (
- m ,,�a �Y � � �s ",
..�� �''r �� t� � `'a"�,�`• F,. , e
..�}yt � 1
. ^-"��,� � .�� �� F g 4C^ �3 S� ���}�..i �'�.
1,��:. . ,. ,.� •
�y�` �� •��� '� �� �` �
��� .� � ���� �titi � }
�� `f.Y�. "�# '.�. JM� � �
r ", �?� ���� � � � , %�.
� ` � � - ` �a `�t.
� � , �.-.a'.�. ar` s��
s. `��,:* _. .�y � �` �,' :
� � �..""�t"� ��y,-.;.: � �-.t°� �"y A�$':
• . � ;, � ��.. x, r*�.�r�� �sk �4��;
- � � � � � ��.y��� �' G' �x.r.� ,iAi. ���
• r ��� �"$ *� ��� t�x�
• �'`. " � �� '= ��' �'�
�. � �y�" v � t r
� .. �" R � �6r'"�• � ��� �;K'•-+k�� ���
• f�. 9°m�".*�s }(1,t\ � ,�"�1 .
' �, *�f`�y .:�a�,j � !- .N»„y'*3 if, �.g �� ,..[_
• � � �' � �' K` S E-�'�.
• '� 4.�� ^ � �
_ s
�' ° � }'
� '+ j
�• ���+ �_ 3. r1�}. '�� P� �' � ' �e,� .r �
� t ' �3° +�. � y,t*`_r'.-''" ^�
� �. � � ,� �j'� . t �W, fi���,� ,
t r�i �'tic� � �^-a ati
, ��.� •......� .lr, � �'���4 �„i� .J�1. � ..�
� x ��;�� �` � ` �� „�y ,�r�;` �' _�4 y� J ��,�� �_.
.
. . ,
, _ e�
• � _a���¢ �- ��'�� �° � � .���:�-�`c��;"'.
�,� � > r�
. i�- T ,�t
_ ; ,
�,,�� � " _. '� ��
. _ � ,
', "`-y ' p ` �"" �
. #.
_
e �' _. ,. . ""'�""r— �� .
.. . _ ._ y. .....g .�.. ., �
�'`p ��'��. �- � , .
�
�,.
. ;.. � ;
� ¢Jl� .. ;� ,a� �� ,�`.'��.�� ° ��~ �
... - � � � � S�, ��Q� � ��� � �Xr �� ;�
� r` �,s•'. . E l,v�, t - - .� '� E� *�. ) �� �.
1 �. }
`g ,�� )�� �` �;�x � ` t.+ i. '� '��,
. " vPa:<� ,r�"�y ��-«=va :f ���
` 4 Z ..at's �`4 aer... .���:., . .
. , b' j'�� ,* �(g
� � +F r..
• ��/#y�� =in ' � � J � • ` Jt� ' �*'C`t � � .
j"' 3 �` " �� �" : , ,� 4
. . - �� � X.�� T -�.t. �i Fl� ..R
s } �.S- �
,� `'' ���e _ �; � �;J.,�e ��
� � v;:� � �,����� ,� '..��� � � 'f� � r
�� . , �' � __ . � „ L,,, i t � t
.
,' , r �h.d� tr....* +�`'' '�.i�'�'���..s � . tYr . 4� � ti �''���...
��.,., ,
,� �s r� � ;� t��� ;�� {� , ;a
4 � ' �:
.��� `�� � � � ` , {s ���1 � w"� Y F'
: � - , � � �� ,�
. � ' � x,�
� - �. .
. �: � �.
. . :�..— �V �� �� `� I � ' .. _;
, � > ^�r:>,
t*° ` i ..�..i ,=1 � '�y �
. ,� �, � � ,.
+ �, �'� °.�� l �..,'LL... � _°3����
�� .r f��' "�,L __ , ,� r.s�"��
�� � •,, � ��' �, ��
� � Y�
A r � �� �'""�� g M�
� � . -. '�� ad _ � f !�� z a.�
`f•'i'«r` � � ` ¢`�+ { ��� � 3 r . «^R'#�„�
� ' ,E��'�
x `t''t tr '� � �'A�«
t" , • . ".:x �#j 4 R �i� � � ��'.$
. .. ii.i 4�`{4� � �� '��{�
..�V} • ti` � f} * �f a� ��
,. 't.v�. '.� .f � � �v�}L v ���.�t � � �y' L+1�
Ti �,°q^ �'/ �
�� j �� �7 .. �, p,�.+�-
"'f '�?,,� �� � � �
l ./ + a,
�-� � � � �. ��t � �
��- � ..f ��� � ,,
�
. " � . f �1,1� ��' ¢�t "ij�
� ; ``�Sr �"���:
' �#: �, ; �.rk .
� � � r R � �1
�� :� �.
- r� t����� G'� � �+�'�{�.
. � � >,� ,F
� t% . � + �
i� �
, . �
i
• fi �7 '�. � �" '"
E `� ' 1 i�s `�' � � � ��
• • �F . . '�� .�� ��#` �� � `�. . ��
. ��a a
;�,� : —a a� �'�
P``L. e` ' � �v'�"�` s
� f��`'' • + f 3*,,
;.
r_ �` I, �� � ��
t � �� 'r�� �`�`�.-�
.i��. ..��� �#k{� �i'�t: rt
z
� � i. � e� ���
� ..� �' � �� :� c�-�
,.�: .
� �a 1� ! � t�r,��r
. ' ,� � ��� �
� �,* ��� ��', 4f,�}1 �``I i � y�t*.
`�'��t. . . 4,' �"ry7'. o^x :
i r+ {�'4� .. IN'��- r{ i A;,q t�,H'�r
♦ � t '�y'$��_I
�^ 1`' �� �A�" '� .r i ( � ���' � �1'`C
� �',�-•r� '.k# � + �,:. � `. �;FX �"4.�1.}
�:��`n� f�� , � 's3Y�` ~ • �'�..�"�� �Y� .
i� �y^�� •, .
-rr!'� _� «at.'�,�: F�•^'.� (: .
� ! .i�"�� i�.__"
{ f4 � ' '_
�, r ilr .• _ �
� m�„'
- � , r=a, - �a;
l� �� t �� t����� I ��? ��
t 1. �;�_ � u—iL 4r^
� � {� �'��.,�„ � -
� � f,� �x
��` ,�a., �<� �r`;
� `�� �"` �`,. � �.... � � ;.
L. ' � s�� � � -
� ���..�..i''. ���z�, � /� v ;E�� � �1. .�s'
• .... � ^�
� .. .. �... � �.. ��
� "� ��,
��, � - 7".�',r ...� �":
� � . — � , � �. ... f:. _.
\
f �����.. . ��� �
j . , :'� .. '�° �' 4t�{y'�E�y .i f,
1 G . '+ g.�t LL!
- i• r• t. ,�g� ` � ,�. '� ,r� � - .
.'� W t
�_. ��'� t � l ��fi t M../ .
'=�� 'ti :i"`�..,�, d_r .
�
: . . . �� ..�� ; _
�
, � , ,
, e �•� — __1. y . . �yy„ � ^�
��`� . �a � �" `�` ,�� �t �,
,�t .� ���
,. "�_ ,�� � `"� `'� �s" �
�,� . .�`�`'�s�..����� `�
,�, �� � `=
. .� � ,
� �. ��.
a�:� �
`�`� .4 . �°�;� '��
� ' "=�4�"'* � �
�, �c2y►� � _G#"P `V rr+m • . .�, �, ��
s �,py�� a Mr �.: �,'.y.`,b .�.
fi'�i� �"�;� •��p,�
t":Y pas'"s� f p.. �y �.. � F wr,
_ � �� r�4r�.; 4 �;'ar I �,* -
_� r""�� - �''�,�.
s
_
.
,. � �
.
�.� .,� ��., ��,� �� ���'�
�;��� ,�� , ,� .
�:.� '=-•---�,-�'
.
.
.�.� a
_.
�.
� '' �� ,h ,
� �- .
� �� �
�` � '���� �N` � °����;� � ",
. .n".�;i ,'�.r'�tr��. >r sfi y8- ) �
t n
. . " ,C+�` °+1
� ' r . # .
� .�, �� '''��X�� �.. .�.. � ��
�s, ��,� `�".� ,��y -�r+����� �
b
. � � �� yr� �y� .:� ¢#k..�. .v,kr o-„+•
N ]
, • °` �, � � �: �* � � �
• � ^ �
�' , = � , '�
�e � . , __
'!�4 t � � "..
� �yL,. � . .� j��y � �� . .
� �'..p 11?� y„� �' ,,�
� �� ,;1,� s.'�t-� {�"..
�* - �� �"�.',�
.�^6 '..^$ . A.� �* � � ..
"°.Si� .,j;� � .
j4
� �' _ ,.�1-�`An-� a� ,�.
�* iv i 7� �"�
� � _'�:� ' ���. s ��.
r � «x.,r.rt�' ��
?k�+`'`
,.. � ,;"-°-� ' +
y' *! ' s� �� ` �
� �q�� . �.
� �� �, Ji
r� t :�.
r t` � <'i
" - r .,�
�n� ��""�.
�
�r� �..y-s� a�''-� F � •
f= a
�� ' `��
�. +.r �� .�
�� � � • �� �,� *�`
��� �► "�` ,��«{'
� � , `. �,� � ..
/{�fi ��
t,� Y�' �`� � '!.J' .*. �� ? ��..«�:.
# � ^� �_ .
��_ :- ,-. .r,
., .
�, _ ,�
w � � . , . �' r.�...
� ' . , ,�� .. � .� . - .
j � '�a� 4 �j-t-��� �•.t tiW�� � � t�'i*r� ...
. 4 �y�, �Y , /
4 � `�� *�j�,'.. � �
� � �.. �t r. *`
rt • .Bi � E� �
� �
. a�� ,. �� , '__y�, � 7.
+-- a
' µ{"Ts� ��e#tr". ��s1� +f��» .. � � � ' � .. .
... �� ... '�
. _
_ k....� �, �_ �
.. { 4 . � � �1 {,��'.�l�� . .
.. �j. -�-�f • �� w ('� ; .
't �r �. _.�-t . M��.
�}�.r � ^ �YY'�� N.+ 4' � � � } .
�fY . 3 j . �.. '���vvccc;� t t 4 'k �>i .�..
l `".i{ . S �P.: ` � l � 4 t `W 6 fi.t � � ..
«� ' �s. �
r �� �q��{� �� �, � ` L,. , ��� � � #�
. '
� TMi�� �f� J�' ,� �Y � � � E _ �¢ t i � � �;,
'�� r�� : a� � '."Ii� � .,¢ , �p�Y
;t��,��.` 'rtit -px. ''°� , .t�r-r �` �`� .. "`� �`�:
� y �, c
� � . @ �
` •a' 1 � .Q ir
� _ r � r_;
� c��,7� `"" , ;u C � � � ���F� �`��1: t � � '�� � ��,�,a��
� '�'S}�� ,,,ya� �j�, , . � `��� *�. � 11R,s.',��'.. . � .�����.� � _ t'
� ��" ��. ...�.� . ��
`v.. ��I ��.. , :� � {' ,;`d � `�`.,� .
� ��,
t
I� �_F' � � �,,, � � . .. .
�,
:. �..°� � . � ,
, �
a ,�: ..� tl1� i
..s#" `�j e... . �'�� . . CL:' , = f
�L. � �
� �u i ,'� 7��1� � �'� +,f��,"(,'� ' ••
sa �� `4`�
�"� *� � ` ��S" � �:�� < . .
a � ��� '7t }' p..'�'°' ,�_:
�`H, � 4 �e!*. �y^ �
� ��� ► e,
.� ��.,��� � ��p �� '� � � '� � i
y'��`�� � -e � . �;.
. .� i I F k I, �,�. , : ,< �
, .
,_." •
.
. +c,.
�
, �
� ' j
.. ; . � _ �__...,.__
, .�...:.. .
��'. ._ .. ..
�
� � .' __c_�� �_ L�{.$ f,. `��
� �� �
F �}j . g �; y fj" ,
.. � � •�q�. "'� _ �}�� � �
���_ � ��� � ��� � G:
� � a �._- � i7 �.
. . �� � �� +� 'Y� ': �` � 7.''�. ",1 f4 -1.f 4�.
A �;1
t � �'� ..
� ��g �� �q � � 4 � r�* � ' .�. >
i �`� y e
� � :'�,dt ,�,�+ T����� � ��+ � �� y�.
��C�.'f� �
.��� _.. � �-4,_���,� � . .; � � .
, _
� �- ;� �� � � t�yf . F '
� . #' i \ y'"* tf
� ,�� �., ���_ ,;, t� � �,<'l
.�, � � t �' k 4 ;� t4
� �� � ,.�� •, � i �1' '}�_ t't �
� � . �� ` �?� �
� �' �°�� :y ,rj ��` ` ,"�y��;�: ; � ,�.�`t � �
� .�►",�`,�"E �`:� � = �� �'�`i � �� i'
� }; ��' �F :` ,# � ..'j.�-� 4` �f"' �� �r, .
�
,� `y4
• s.' � � "�F �� • # �. !` �.7.�yl�,
°� „1��� �� � .�� � 1 �.
�� k r
1 {!1
_
�t �r�� r :
, y ,�'�' l.� � �o.
� [' ; k . � r .
t�yr 6 ,i.< , +
'f ,
/` �t � � t 'V: � 1 .'� � .
l... ,� . � �j ( .
' 79'.. 'xi" Sc�'"r'� �- ,ti l.� � ��
� ', ��t^ �'e'"'�;+ s`�. 1�` / ..
s�� �•* �� � � �'
r
a
� �
.'' � � � �t ' � � 1
d' _ � �� a
P � � �
j}e, r� a �� '� ` ,3.
�,� �� "�� � '��� ,j '?` '�+��� �
. •
R .p �F.
� �r. '.� ' ��.
.�' � �..,�Y � � � � �i� �g . .
� �,. ��� m "' �� �.,,, ����" . - �
— .• >�.b.� , �-� . r ;
' ` it. �.�:.�*,��.
� � i: .; �;��� :�
�. �
. ..�-
�
• t ,
� ��.; z`"i�; F''�„��i. _ t� ;
�
( �.,
4g
+ "• ��' � '�'� _'*�--s� i � �e �F•.�� .... ..al�'„�:.
� � �;s�-.., �',.���'� :"�. "
\
tn =
-6 N C � �
� � � �
C � � ro '--' L i c0
� � � v Q Y O — � � � � � �
� � �
U � OC N l0 a--� ��' -Q N C
� � �C N C � O 0 .L 6 � tB Q � � �
Q � Q U � p,U = � +� a� c +-, o
Z a� dp -o p � � + O c� � � �� tLo
U � C � � ra � O ro � O N L U � `� '�
Q Q ��., 3 � U �� m a-+ i � � � Q � � �
� � O O ul � O
W � > `+�- � � � u�0 r�o = � Q tv +' � �t O �
U v � OA O � ca N �1► .-m-i -a O -O � C l�0 -O �
O- �n � v�i � '� � QJ V � O +-' � Q p N �-i N U
Q O � �� � C � � � W cp O O ro L � ^.� _
a v � O � � �, � � Z � � o ,�- O o �, ,� � �
N .� � cB� *�' r�a :� `n c °' � t0 �� O � O � > x
� � � Y d � U C W .� J O � � � Z h0 � O -� � in
� Qv v — y o °J o � a E � o � �v o .v -o � v
a -� v v � _ � � �-� o � o � � �' o z � v �, .�
c U "u � co o�� � � @ � � � .v �
0
C N 1]D � Vl 41
� �° � O 'pq v�- c ro � W `� � . a� m � � ,� O in
ro N � 41 — �a C -O O O � vi u = � . O +-'
U � v � � � � � v � � -a �n c �Q � � 3 3 0 0 �
�
Q c O N � � w � v v U W � o a�o °� W CJ p � � � v,
o � Q C � v- 41
� �O ��U � Z � N C
� C � � N L � � 110 � � dD N /U � .�-'
H � ��, C O � C c � "D � �O � c 2 J � � '� C
Z � � O � N O N � Q'� � t �n Q �, c � �
ro � c0 �� ` cO C > � •- @ J �� p �n Q � C1p� v v� N
W � `� = c � � ro v� � � in � v `° � F.. � � ,n • � r�a
� L N � ro ,� U �L � � � }, c � N O X -p ro O Q.�,
O v � �'' N f0 � � Q � - � Q � � � � � � � — t�il vl �
� d0 � � � }' v C C W LL vl � 0 � W vf v � � v
• � � .� � rca �- a� a- �' .`6j y � W -o � � � -6 'c � � � -a
� +� a� � • �,
Q -o � .��, � o a� � o � � � Q.� v ao H Q � � � � �
. � � � '�o v o � � ao o u.� o o �
� � �' � + � � �� � .p ro a Z a� � � c � a� Q v � ��
Q W v � .`-' `° � � = fl- c �' � a>i � � �. Q > o � `° O �
� a� � c °� �. � ra cn v a� t/� -a p ; � W � ep-o � -o +_'
Z V �c_j Q.a°-0 � v + � � � � �,. �n -� �n � � ,n .� � � � �
� a� v v v
~ � u � 3 ` ` E °; _ � � � ~ `- � -ac Lov �' c �'
Z y �o �o v o � � `-' -a �� N � � � � Q � � � � o 0
LL� � � c '-' -a �, o � � c � � Z d� ro �n a� �o — `-' � �.- �
Z Q � c v- � N-� � � � ca � - W m v ,u � � � � �° �c o�
Q �-in � > o � Q � Q� �� � ?'-o c a� ('� �^c � � .X �
C Z v p O �c�.� o � `° u � v � o � �•Q � � � � �' o � a�
G ro 'G N Q. co �- � W ro � ro—
— '� c� ro U Q- � �n c
� � Ea`�'i c° c f° v o � � -a � � -ao (7 � a� � otin�
W � .X � v � �, � .� Q "' � v � O xw � � X � � � �
� a o � c� ° �' +� -� � �o z �o � o � � oo a oovao� �
II LL1 Q� o f6 o c�o � v � 0 11 Q � v v - II Q.x °�°� � �
� U a � � � c � z �, � a �� �o °J � �o Q � �, � ov
� � �y . . . . p. • M •
� t� � (V �
�, -
� �� ����� � � , � ; . � � � �� � i R,
� • c+;v;l r•��/ � / {�X`,i� ea�,�}�y��.� a, rt�, g , � j t� ' �`., ,�,�
} �k f �f
� _
�� �
i � '� � -����� :� �' � �;'�
f i � ��_ _� � �,�, �'� � .s, � `� L,'�,�`
i \1 ` r �` R � t . � h�= '�P t .��
• '},.T.. I 1\ � � / . �p��{���' .
i :'/ \\ T_ � :�:sr' � . L�� # �
'R
� *: : ` �E c o �' .. 1� ..:t �r �!'..
. � �� �� \ v � .. ' � F,,.�`'h ,'.� �
,.. ���o � .,...w� � �� �..r��
I \` � ���' , . ��
�� `� � `;,b
�. � 'k ���?�
�" , � , , ;� ,,� ..
°! " `, _ �! <<t� �''`�. .�'
e�;k\ Y"\ O a" I _-".-_"�-"" �j . �
j I 1, "� �e r .-''! S. + ,k«`
�' ,s'� " / ' �, t :.
.� Z� / I p hi�� ' ,+� `� B �..
aP
�.' �` ''�, V— . � t'1"mS � � t^ �
..� � �� .c.y � � ... �:. . . . � - �'�� �`.
i I � � �� �
�r
] � � d �. � 1
• � �64, � i Il � , �' f , 3
� l � Q�� / � ; _,g� k�'YSt 1
� \ «y.�e'�� � i�
�1 � �\ � i � &.'. ' �•
�+�`'.,y 'x' \� / � � � 'i°.� . ;� �
1g
� L� $^� 4� c � 1. .r,�� . . � �!.
���{��*#� F q � � ���. F• . .Y� •.
..�'�/���4. . � t. .� .v �..,.r �
♦ �
. � m
. ���}
fi'� . � \�\ ��Q .�i `ii'^' �,.�,i,Af �.
. 43�AJY.�if� . �\'•` v \\ � o\\ � (� �� .v♦'i'P• �
T V r � 1 .� .n � .
. .. ' `�
:�'�k \ � � ,
• 'g �\ � � . �,;�
. . . W
, � �
� �' (
� P � � �N . �1 '�(' �• �_x � �
I :b i T;: �.�;, ,:��.Li''•t • 1, ''�. ,�, I `F `. .k
.
_.,.. _�__�.�;.
-- -�-,�,
;'�
- o v
m �
�
� � � = v � Z �
C v ,� „ O Q
'u v � c � �n o m �`-' > °' H �
�� � fl- o u v� ui 9 �n O °' v Q R
Q@ 3 � � � �� � Q a °y' a� fl- �� �u �
+ v °a� 'O � � c 3 (o G ai =' c �
3 m � v Q a� n x� .n � a > c @ w� V � n
. �� .�� � T fa i � a�i a� ° �3 Q a�i � �a � � � .'3 W (,J v
-�.. o a � - o_ � 4
y � O � � � c � Y ¢o p � O p �p Q ti o � � y� a.
�5���#§ �� � � v Q y N O � 61 VI �' N �1 �/1 � v � j � � L ,L'
„�, ,� �.1 �X � v � � � � a, � v o � a a " a
� . ,,,..,:.'' . � c .O a .' u c m u 'P m i W � L
O
� I� �- tvl O s�- N � N� � O rVo f� @ � l0 a� � Q = O •
_ ' ��� m n in k 3 p v � � � ��n o �n oo in Q � .
. . .� a � �= ui u >.� m � .� � O '� ,-i �n � G. f- _
m v - �
>- > n� >- v 3->; T o_ >- v >- > > v-'o�> Vf } � C
' a� �ro a� ¢ �, a� y c a v v w v ro ,�-� Y .-v+ � :i fo ¢ u' " Z m +' H
. �, io +`� io ` � io �� � ca � ra C ro � �6 :� r° �.a'c � LL Q R a
E v E ra� E � E � E O E n E = E o_.� �, a W �
'x � �x o-� �x a l�o a 'x � �x �� 'x 'x � 'x ca o o Q •
O .� � � � � C � O C � _6 O v O Y O � � N O G � J � •x S
o'� o' �-o n � °J o v Q `° Q � Q o Q °� n-� c °1 Fa- O � �
Q E Q— n Qc�JUac7 Qm Q Q o_ Q � Q fOnl7 � Q '-
• • • • • • • • � a Q C
a
'' -�.�..�,� �- '�" �-� # `-' "* �� ` �.sy �r*'" �;�
Y ��� =�a I� l I ' �I• � � � � �M1� ,
� � « �
�`` � I i i > • ` " ,, � ��
1 �, � v �
� �� £r r i�._:��F�ts'cY' � y� � 4 ���i i�. ..- � u
r
r. y� .
,t}'..����� � � 1 ¢ ..f.,4 y�g}..Y W y' �0
3
� „� f��py .
• � � e � 1. 1 -�-- _�,���,f'� `r! � �?��°i�° z � 2
,p � v. � N � �
+..�i'� t -J'- P�W k , � , � a . Q = il. v
f P �' � � � � F- O C
„� � t� �N . . � ������ x � . H v�i �
w O O u
i�! ~1 / � � � a u
• �'�... F sf� ��. . Rt, �. w m w > _ `n
t A. k�t -' r 'r�� ¢ a n c
� i"�, � � Q
�, y " �+ �
. • � r»l 1 -' . a��" , � a �
�t' v � �
. '\ `. f. .� s e�+"` 7�"_ ,.,I; ad a,
r�'rt.�A.��<s- '"tr�:_.� � ,� �n � � o
=^l
� w � a
� r` �"�4' � d a _ m
� :, ,..� ��..,a ,.. �'��.�:.' ;;. . O " u �
��- ,:: , � . ; � Q � a
�
���N d a a`
` � AeM � , a�a » >
� > � , c �� �,� � •
, ��
` � ����� � � •
,
a
', � � . � � �... .�:r. ,,,��"' '{ W �
° ' � o •
„ .; , r .,„ � w
� z ,1
,w .���,�� i ,Y „ �
�r.� ,,y^. ',.� r ���. Y -Y.- .6 7 �e..s .:�;°¢ e a �
{_-_�, r� � F at i�
1-�5��, � {��+ `- � > '„�
• . �'��, '{� � �T f:.:��� i �*. � � ,��y aaz
$ �, ' _f, 9 �.<..
.�J�';4� [ �- a. �., • .�,. .�.. .�..
. r . ',�,ug���- " } Q F ^ ., wk` ��.
'"k � '
X � �, ,'
�
-�` !-�^y - ' � � � � ���' �
,c a 3�►"�
=` l\ � , �,-= � ,�,yt
;�,-'r<• ,�z'� • s: ` s � �.
� ���� � 1 5 �l�M�� LL `xp,3�� �� , �
� s} �-�•r_�-- r� ,�-.. . � ��� � .
� p�'�'�-' � �„a
�r. .�
� i
L � h , a.
r, ����+� Y�,�m
9',',:, s. �'�. 5. �;.,'N«"S,s
f.:.. 4. }��ys�
�'.
� zTM,., a
`" . �� ���
�� .� �r
�._
� ": �;• ,� ,......
. ����� ���,. �
� '`���t '' � `
,'# �' x�,:
� �� � � �� �� ��,
�
'a' ��,:� �„ `y .� � �.`/� ,�..
• ';'6 f�",�,,a�,, ��� *x '�s ,f�
' `� ,� � �� ",��� :�} �i. e .�
� ,t
. � �.:' �;4 �� ��} ,
��� � *
. • `h',� rCf z�.a s*���b� . f� l.� � ��4� •.v
, � 4 +y5 ,�5 :+�r �'� <-� a�+�, -�,_,�t`wt �b �� � ,a y = .
..... � . .: .,. ..,�„_ 'x . .. _.',�.#�
\
-.___.��iP-a .;�,. „� �, � . � +., }g.. :.:
��a ��j d��Y� ��qf":
���,$ �:�' i .l.fn�t � � .
.��,'
��� � r 't•
... � r,r. q�.�1 �p�tir �.��,
. c�
��;
�b ��' d','tt• �ailti�,�,
r.
� r ��;�,��
—; � � � ` �
. ._
.� �,
� `, � � - _ � `�:.y� fi���,.
_ .r .� ���`<� , � `� <i�: —
, �
:f . . . n ,
. a
, < � ,
a .
, �
� . , E
�
5 , � �/'
� ,
'1 �' t . -
r +=-_
�,, �� 1�'' � ��-- { -,;�-
�
� • �' ..
, +� � �, �,
�1. _ I (J , i` � %���N��t",
���� ,�S�r � �
� / � -- � \\ �`� � � � �.
� \` �� � \` �-'•�t• —
� F ��9�i �; �� �� � • ,_:
.
, �
.� ; -� � _- - �- - ��-
.
� � , -
� .
� ,_
�.. F
I 1.
. (
. � 1,� � _. / /�i�.�?a
� N k : b��•� '� � ���
� _ Y d 1 d �i I7 ".�i
� � � ; � � ° W� � \
.§� �`�� ����'N' "t �Q �
� ������ � O - ° -
; � - � �
�� �s§ �� � y _ -L.:. - w
�aa.:�. .. � z
q
�\' {+ �x �
`
�¢ .. -�� �,y,�,�,.�.,
� E � z �,$ }��?,�f!,^
. �3 � i� a 4�l`t,*H,. . �.
. • �; �,�,, ,� '
�� � � ''` ; �-
5 � g
?^ �.. I;'a`' t^�.e -4'+,-�..
.{''y#,'"M['�. ��.;
Kmn3
• ''�'�"�, `�' _ � -
. ��y � � i� � _ �
��� W `"� - � � 3- � a
Y __ � �����.
� � � �«.. � �F � � _ � �
� � r � � o ��� �s.�, ^.
i � � c d " c� �",
� '�w a � � - �¢ v . t{
� �4� (� N � N � �� ~ 4 r. ��r��_.{f ��- �
.� �� m'� � m u' ° �L ����1i"�,s, -}{ � '`` � ::� ���£. „�� -
`o a. a D F ` J � d ... .�.
`0 3�, � � R � a` LL3 � P; �'; ., �,y� :%�
� �a � o v`, r �':"�. ` y. '_`?I"���
�� r
o a -- .
�l J � . � . � tY . � _ _ ^��
/. . ' .� � . E1 .. .
_ �
^_
y . � �
�, - ,
.--� . ,. __ .
� , h..+. - � - '� ; r,
�. �.
�.. �
_- - � r; f� `� _
� �� �� _��,.�r; ���� _- m-_-_
.�� �n _ �
� �• �� � �
�2�#.s;� � ' � �� ��,:
. ��� .� ,
�� , > a : .'? '�=;r.
� ; � 1
, .j�= • ... °F. .�{., —
���.�i�`� ... [� ,., � *`�
�„.,.:,...r..__. _..... �
�
�����i`I:.. � ',i`.- . . . . .. . �
t
� �
" f �
� , � .�� �... �
�- � �
-�w = `�' ,�` � o
� ' ,' � `�
W N �
�
f = X �
V o �,
� �.o
'�;, a �
, '
' a Q o
1
0
0
N
. �
O _ '
� � • .
,�� . ,..+ �, _�,
+I �f��, i �g`..�..
� t Y
� .- ..� ��-.� ,-.f �'� ,�
� ".= . . v-��-
1 � ` - .
_ ..
r'
, � T:
>-n.�-�. ..n�.,..,�,.-u=_� . �i
�� . �-�3,r�� ;. f� r _ . y� '� v
�yt SVr t'��� �' �T� . �` —��-.._ I , j co
. .
> a� � . ;
. . � _ �
• - � ' �, . ="__.� .. ;''/�'�� \\.'_ _ �
�
. ,_...� . �� �
.... . � . . Y. . .` "Z�t in
.. �
_ -�,� �� �� � � � O
- - � / � a �,
. s- ,� � .
, �'� ��`—_ -__- �.// _ - ,,s`��-^� � � °�L'
, u,� �--- � _ ° ,� �] . u
• �' �: � ' s sr _ �- ��� � 'a } �. Q X �
�Y � � ��
i. � � ''"._4 � ��
; �t � `� � r - � � � �� �� 't. � . > � Q ri
• ' � �,� _'.,<,� �. � � � __u=._
r�_� �
00• � •
. ��::
�c a � �— L
�y� �.-ao—'Sv— . _4�. !3v�.I� - � �J Q Q
. �G.\I - ' . ' .` . .t. _ _..`_+_G�J 1. •
i\ � �
�
�
J--+
�
� �
J v
W co
LL �
1 t� 1 I , 1 " 1 � 1- I I �
J `�
. � O
Q O
� v
O w m I� Q
� � H � �
� O �I R
O � ry
� � �
u- m }
i i i � � i � i i � � � Xo c
� � �.o a
� �� o
, r�
�,�,;�. .
�
a ,
{
, «
,
:
. ,� - . �.. ,..,. . .,, . •
��,
. �
� ,;�
.�-g�
k���°�,
`���q; �
�
����,`' ��� a ,�����x g �p ���,��.�� ,��� M�s" ""`$. �� �� *>
�".. � �f " 4«
�� � � ���
. � ,,� �_ � � �, `��.� R � �`
� � ��� � � ' � r:
� � e3 ,I�
�,
•�
�� �5�
+ �.
� �� n� � ���"���
tt�� �'�'�r'��i `��. . ��'�.��:
�` y 11 .�
•� +�� +a� * ��
s`-r t t.f_�v....... " t �@��<ti�_��;
.ff�yp A� 3j�
}d�,� �� �t k�," +" R
• e -����°� :�'� j Lt„9?'.x?�'aT�Y w �Y k�n
� ��
� •
� r�' '
� j _ � .. . s -._7,
/r ._. R��y d ..t �..
.,;'�'� � � � ; ; � €&Pb��"�` �,�,o a+�,
r ^� ,�t `�`�d v�. „a-
�� �a,� � "?� ��il F i " � S't''' !�F r ',�„�.
• : �g.* �_��y,�i"�� � t.,�'1�� �+.� �` c,t�}� , ��y,�,� �y
�q ���'�`£F���� i"Y�� f� r `{<�} ���'��Y+ �x/j,'j.��} ii[a �� � ��
� �� �
•. t � !�-3 �� ��f,��J '� � �"�,.,,=a. , .c .�.'"�r ,h 3s� �iy ,s �`1�.� �p^1�,4 $���
• '* `�.� �� A� �. � �L�-- a ay`."`.,. s. •� � � �'v k
. ,{, "�"� }1 . d � _.?, �" �' �:.�� F '§.�F����. � C �.s.� fi.
q'^ "t '�� c� t � E � J � p� ,.�,�•�-» � �,': ,,.� z�.E f`'� �,
! 3� a r
'��� # ,� ��. �',�r x :`'� n� ��� '� ���t� � 'G���� '� �� �1� �r .r•d-a
� i:
�a��� �d '��.�»',y�'�� '<^�'{j ,�—�� '`_'.�-s�`.:,�x�f.�.,+,.+► r �.' � �.�,g.z`v��,ab
�t a � ��if, ;�`��u���y;��,�3���� t �� ����� a���;�� #r���`
� .� � z�`t q ' . i` ..
„.;� 1 v� ���"�``� � :. �� r ,� ...
� .
v },. " x 3P ` ��` � P � r x�;5. ( �'r}�'�'� Pr� �• � f`$ k
,
�.r%c1',.,.�� O �`r���h. �'.4�`.� �'a-." �.,}*�*" �s', .�.�� ,�}�3��°'�.��tfr�� �,���. ..
g.�f-'k � 4�y S,.�St t 4 a �.�F l�` �� ��� •_. [Wd ��f
,R4, � N � '��+d T�j4� .y,F 4' t Uh'^ '
. N�L . { .. r?,�. � � t �t ;'`t`��+c r +a` s.b�' `e4 x�.c Z
a Z x .,"� s � , � a'� p� . '� ',�
• �'�� U m� � r ��� 'F+u� .�,.� �q�� ��JxF �{b �' c �°,+�; a�h�f. '
" y�'a y. . . t� .,, �a 1 �iry�t`r�'r"�'r;if f ,l',,�' '"d�U.,��•.
,'� $, : � y'.. L '%6u T. �[(' f +#k �i�, . � N ; �
� � U t f Ti� �� g $� �r � 4;.i „y i .�:.
. .� � a a "g� • i' �y'�#( �" 3 ' }�l4'F�i L 7: f� �T
��,�.��� 7 �.�. '� ��1.,{-1' �� � _�'��,# �il� rA�i
� '�` ,� '. A '... L,�� ���Y }Y���� �$ � � �
� T +� E !",', P � �
^� 'S,z � , � � ��. `� 3 . 3.i� �t,i $ � # .,. 't ..�� �,�:.. �v'
�����5`"'i�``' �� � �' $ �.40 �'�`t� .:: � � � t�.5, y�;`.
p 7 � r+Y s�'.� a ,,, f . . � f,
a� '4��[�� .Jl`'+�"''f�� � �� ,I ,' .. . ✓'�§-�.y �� i��r��� 'rc r.�,I.
.-� a P , i�c +^;^
• �;� T' "tT F��Y T �E;,. K"}�� } Y. O d �{ .
J +�, *Y f '{,; a i � r'fN''
i '�«'��.�b.,, t 1+-t N 7 . _ ����� f�'!-��.�� '��c"'"i�?� ^�� �'` x` ��{s,,,��, i ��.'"'s�)
� . � 4kC �t' ".�' ,� a � v -� x�y'�*-"� i �5.�"t y�i�.
' �.1hi�..+ `si �H t ' .� & i. F'i ;'��.k vl 2ii� _ t � .
• � �'�� ��r�Y;a 3.�� ' :"� ; �, ���" � •�sta�'�{.��r����3„�,«.�k'��� ���r�'�r-
� � �"`"�. �`�z i."�,� , a ,. � . . > ,.. . '}''4" . . r '�s*;�s>, ,
\
- ; ��;� ��
� � � �a � }
o w — � � �' ;``
;
� � �3 �3, ( � ; L�
� �c� � 1 ;. ' ��
Q o o � .� �
� � �
� �� � �� `,.
� c�a � m ��, � /�
. � � � _ ±�� r.
Q O �� � �
b0 �
z � � � � � � � i� f
� � � v � � � �
Q � � � � � ,�
U �
W 0 vi� � � � � ^� �'''
ca — � '
H � � � � � �. { � . '�.
� � ��—L° Ur r�o � a� �� � ���� :t� �'"��
0 � � '-' � a� � c � � � '��.`
_ '� � � u �° � v � v i 1 : ! ;. i
�
Z 4! �-6 � p � Y Q O Q ; tx�, r ..i r, 4�1`
� �!�
tp � � � M � C � � S �, � �Si 'j � �
� � � �T--� C 'O � N � Q d0 � Q1 � � }' !�,_�.�,r. �j '�/.���
� o °' a � fl- ^'^ �- -a ." @ � � `° � ;�i�k1'..f� . 'I��i41'�:�
Z +-� � � � � c +-. � on > �
-a c � v � Q o v � v, — o ro
a � � � � L � � � �' �
Q � a � � � � 0 3 L � �on Q� „' - t'
. d' a� +� �o � a� � �o v ,i,
m +�, � o�o� � U � f— Z C7 Z � +-� u�^
� � � �
� a � i O O O O O O O � � ` � *:
41 �o -O °
� +� � � Q' � i' ��rtb
Q in E O (O U � � "
� • • • ' .M�
_
, _.
� E.�� �+�, �. � �r � ��
• � �{ � I:� ���� ��� n }� �,�iet�� `� t ,:��
� � � �• � �� � j � � '+d�.
l ; � �� �~ �
�. . . �-�
_ � _ � � ��t :'� �`
� � _ �f;'�
. _�: ,��� ;�a' - f �� ,: + �
�. � ,�--.-_� s
' � _ +;' ��° � �r
i� �.- ,� .��
�`�
,.� � �. i
� � � � `
.
_i.___ ,;� r r r t� = r ��
�'- -"o � r�,. � __-.��,
�.�'' ,�. �,''�' �,' '°,.� � a� �' � :
_ �, �*. ._� .rII (a � +i
U �
� � �+ � ,; 4�oj °'� � " —' �
. � ; . -. � ra
.• `��r a';'L-'�. v�i � ,.�.a� .« .� �
�� �� .�(/j .. � �X (Q {-• ia . ��{
� T • �L! W C� � � , .
,
> , ; ,
� I � t f'� `li���L �,„•
,��Y � :...•�f � � .:;3.; a�t� ��� i �zr
^.�. � ' � 1 C +�+ k, l�� �a"��'
� ',� � in � iii u
� �. IIII f �>"
�t�' � 1 �i �`� � X ��� �'��
� . �".` . W _�f��'.. a.
k� 4
� I�- r.���
��~ �` ��"N ' _ �; { �;:
__..� l� M .� " � �, � -�,� ,�� r�'�a
� � � ��� .�',�"� �� a �� �� '�
;� � ' .a.;�r� , ';=, �
� �
� .
;.. , � � . : , �
t : , ... . , , .
� .:� �i;. � � �j �"'���-, '� ;��� -� � ' � � � •` . ��.
, � �z
LL... ,
-j,.l- � b ` � i, � ��r::' ,,{.
� � 1, 'c =��'� "�.. �.r ��y� +.,�
� �
�''� �_-- e� � � , __���.�.
� •i � + ti�' ��
. � � ,
_ � , „�
� �� _ .._ , ���� �" � �1;��
�, ;� ��. iw�..
\ . .......,..w.,...,...,,«........
� � � � .� N i :^�.." I �7
v � u � � ^�•�. ' �� P �
�n y � -Q a� U � O N '^ — rCo Y
� N r�i N � � � v N � � �0� . g
� .� � ` ��' `� s8�
� � � i� � v v - m � r�a �n n c � _ ; � \ � 9c s ' :i ?� j.
� 3 °' ro u @ v � -o � � °�° '° � � w �n � �Y � `- ��, ' °
C a � � "-- ai y, `w � Q s i �z � $ m
� i Q o� c ~ -`° v v � o @ � � '° v � -n o� °1 � _ _:: a: C 7�i:� .�4� �
� y:. � � O 0 -o c �`-L° o L w o_ n Q� � u �a� u E -:s: 'eg� a� ':r � �o
W � s N .� � 3 � � a c .D o a'.o � � w a�i 'v � a : ':eW �� � �1� �� v
= i� � ai � a � 3 � -�'o �n � 3 = � n a � n 3 � ...�...."-.ia _ -- �
U z �. � � ,;�,;.�: ,
. C � • . . . . • 3�a�';$ ,���'� .��� �
�"„�g: � i,,�s��a=�i;=� $ o
e ��x - ,�q �`�a @� o`
0
a �5 ^ - �
o�E _. F- C
. r:.00�.. � r ':��.'..� � U
` � � ,� �
�!�� —� ...�'x� ;:a �����t.� r c
�sS �n �yc., �� � 2 0 3 . �
� � ��� 5�0 �S !
�. � ��
1 ' 1 �j . . .. ;_51= £� �
� �j ••�� � � ... _'_:� � � �
• i�a? �E -
� �i r u� � -_� s�� a �
�� y =e'c,i :d � ,
� ��� Z.. ,�' o �� o00°�°�oo � �
�
E c � V � `- F= °m � .
E
0 0 _n_,
U(n �7 n
0y-.��'� a � •1`�� I
� , !� ��_ �� �6
.. "V �� y � � /ri. - � YI 31� .
�`` � � , ..�_ Y ° C ,;� � I
�;;� o `/ � �
� � �� {4 �� �
� N
� . . , � i �' siy
� �, i`; y:. 4
• � V � ��k � ��, �
N N ... . . . .. ,
N Q7
� Y N
� v
�`p � 00 � � v Y
� 1 W � � � `° m .°° m N �
v � o c o c
•• . � . Ql �C3 � O oo v E ; -°'o � � O0 a°'n E
� i � o :o � � g v �3 v 3 v o 9;
� . �•.J���.. -�-- O � °�' � � �`° m ��a a � o = 1v o v
�� � - -� y -�p p � � � v w °i ('o - � � «c-
�1� 3 ` o Y � � � � -o � o �
S Jk - � � o m v .- � `° 3 v �- � v v 3
S � �o � = . fl. ¢ x l7 F- 'v o`n .. m ' -o
� � r ♦ o � c7
� � d N G
L_� � u
'Y� "' s
� \N z
00 w
c
m �
.1:;
1
m N o
� � c c `o y ' ,� '
•� � O � � -a V v .6 w � � � Y . , 2 '�
O "� i v � '� � ,� � °�° o .. �
}� a F- E � t`- o s� °D « � E v c ��.
v O � N lJ C � � � � v ry � N � Q � �r��n, f. . __
� � � � x
� Q � O � � v — O > a��� v ] C
� � � '6 � m K � C '@ � � U v �
.• � Q � 3 u � � 3 y y o t - �n v u � � � >
n � � o � q /.�
� ¢� v
N � i� N' a� � a � 3 � -a m a � n 3 -o ra r .
� a � . . . . " L� �
• w U � � � � —
� `�; ; i ��
� " �
• ".. �� �� ./ c , F 2 �
3 � � �,n,
' 3 � o � �, �.
. � € � �.
u �
� b� v —
w � �
� ��`
� �� ��e o �
� � ~ � � � ?
d � ° ��� !� � _ F
� ,-fo�a° o v �
• . � � � � J� .. - _ o� e,�`�^ ., o
. � � �__ � \ o � � o Q
0
� C
❑
� .
L '��� �. `.�� �, �'�+.
� � �Y i �� ��� � �� , � �
.� �1�� _. '?. . ',� :�'iw'� ��. . :.' ��,
� ' ��. � �,
r � '��� � ''�' � �� \-
� , ► �^ � �
� ' � � ` t�� �i+�! r � � .t �-°' '�.
�� �� _ � _ -���� 3
,,,�I:���,� �i ;,��; _j � _�..�' ,� _ _ ;
w�� �
��,,�.. ;
� �"�' ,' �, �r'"�.�''�`�"��-;j '�� �;
�..rk,• �;,� a � , � �"1�
e z �:4 �',� "�t;. �. ` �?=: ti��
� . . �'�
�.� �a �� s, ��
�;� y�,' '� � '� '�� `� — a'�'' � :
_,, �'�' ti'� 'd� �� a js�'.g.. � t..�� � y� .
� �i�T 1 �� �_ .�; •� "�7 ��.Y �t � i f
�r''n ' " , ��I "'p'`�� PT i L '
' .. ?,rv�" ,�� . .� � , . . ... �y ��:; ...
't � ' A�y�.�"�.y � �= • "� a,
"f . N � " .3� �1 '-.�" ��,Y ..
. . �,-aq� _�����y�� "� .-� '1k k.�.t `�' s
"``{T-�-�,,' � II '��}. ;_� ��,,�',.. ._ r
,.<
� �� _"� . � � . ��. �-...� � � ��_� �,`�
-{r+. �` ; ;� � , Y�
-�. _ __ . ,., t� t ' =�' `t
s , �x�" � t
R�_._._..
� �; .R .�,�!�;" t � ,1
3� r : � �l
. r�.. �_� .�.� �+�,.,. �y �r,� ' '� {�'y `'?�
s �� k;., ._.._�` ' �yY` ��� ,
. � � � # . � +� +,�'f' ,.�
��;�� � x�q �
.. ti�,� ,, sl� .
' � *_ # :��;�;�a �� �_
— ''= � 1 � — —�'.� �• �;� i ' �
� �f �.: � _ - ,4 i �: l .' �
� `.
• -r r � ='t` R y �',+�,'„ 3 VI{
� 4 %�!
. � 1 .-_.�lh`��� �,�i
� � Y�'`_ '.*v _ � �:;>y'- �
"' -t
`� ,u r
� ;r, ��
, � . ,.
. �;�,°`� :,�.
��i -�`A � . ,-l�F���'�� ,
k�� ' ,ry3'� t�'a.
'.x� ,.i' ;t.
�..il/� ,7i l` �.�E
i ..'.� - � , ��, `� �`� .
' .i,. h ,y I :.
� �� � �, � � r� � ���
� 4��;, �i . �/�°1
�� ��� ',,� ��� -
� � � , � #���:� ,
sY �{ {
$ ya gg i ¢-K ` �t• I..
°��
g+' � � .V + ; .
. � . � `�. � '� �'� ..i�
�»..y� . �,. y� .
�Y � �. , /� � .
` 1 � � ,: � �E iV i ��r"��¢t��% . � �
� �� ��6��t�� � ��,� b° �
� . �Y � ♦�r � /'�lh� •. > 3 a/
� � 7* ."i�����i:.1 s,��a�ail o-:*{ � ��/ �:
e Nte� t,4����y���*�"'f� � �� .'�'�-".=' ��
�a ��A+�i�'~�4l� *���� , ��;} ." �� � /
�- 1
.
• „ ',eE 4 ±Y°�i r�,_'a� �•�q � ��"_' ` _ .� r"
r' «y >r�.���:
id ti ;< ,y�, 1I ti_
yE, I+�I{4�I :Y 2
� UI11 �� '�w.r�'��� �
� x' .` � �44 i4. . ,R
�
I
� - � ,..:,� �� _ �,LL .;,7,
' ... 'f! y.� 9`ra�q,y
4.. ; �' � >,.. `�� � �.��'�wY.�.Yi...
, �.� `�`�t:.:..:. . ..
\ . .. ....,.or
._.,.nasv„-:.,..
_.,.
N �
C � a -6 Q a � U N � � O .�� N 3
� a � ��� °' � � � ° �° �.°'a � -'> E °o �N �o
$� � ��- > .�T .S � N � a�� a� o � i o a-
� �_ p � � � c� i� � c Q� U � � � � �� ��� o
� (� c E U O ' N 6 � L �'� � p O�'_� � � U � � U � N
> �t o � � �� ° � 3w o °'o � �o . o a� Q 3
N � �.3 � �.c �°� a�i o o�� o a� ��3 0 � � a a��i� � �� a
� .� - � � � o �o c E o o� � � o � � � Q N o o �-° ai
� �� � �„�� Q.a� o ` -6� �a � a�� a � >. o-'� �� a?}
.�- �c,= o a�� � ��U � �o ° �°' � °°.S �� � a - � o �
N Q.�� � � o ���° � .� ���y �� ° a o ai ��a�a� >��'� �
� N aa�i °� � O� ° � �� � °� °� a�i� �� � N� 3� N ° .o a�i o
> >�� � 3 � � UoUcv � ��'.a� 3 � E o�� � a °� o a °�� a�
'� C°� c >`aQ� arn _ o � 3 �c o ' T� c� � ��� n- � a� Q-s
V � aa ��� ° _-� o �° ° °-° plo 3 °° U u a� ' a�� o �
} U.�� O � � N p ,� 3 w� •C �-6�� a � 6�c ���"� p U O � �-O
t ��°�E p � �.� �a�� o � o � °a O �u Qa� �_Ta C 3 � � �
V �� °° -°o� � U aa°�i:� h� � �"� � V � a`�� �6 Q�a�� � �a o E �
QN '^> � � � o � � `^ c > o o � >. O.� a� a� � - o � a� o
�� �U cV au� c+�i9 ° a� �t o u u a� vi� o� � �o.� a °� 1� 3 o a� a
�;. e ` �.+ , r,� .�"'�i ~ `' e � 3:; � �r:
�r��"'" h: �,`�' t.�s � r� ��� -�t
..�; }. � � �% L
��1 �;� `x� �` " ;�^� � .!>��'1
�- 'i� �,+CS,4�.I �r. �'�" � v�\ ■.�I �� '�.'�
� e w�,
_ � �' . . , . . � ..X n
�' � •
'
� �
'�J'= . � '� ° �..
af 1',
• , —�' .- t I� � � . . � ': .
.
� � ...__ .r:, '�• 3 I ' �},d�
L��� _ p.
{�L 'r; sk.. � � -- �. �{y
[ M �
A��a . ..y � - � l�_ �Q --
MS ��L�...♦ —
1=� / _�
� !• �� -
# • *'� ��^ x' i� �'_ -- ..��` �
�
, - �� .� ,� �_ ���
. .
�� � _
� .- � . � _ ; �P� ,
Y�^� _aa zt ��}�
..:�r M ., �' .�e--
. ��.e�� �� � ��� � � "
�}'��
. .rr �t� � :.. 4
} �i
y , E,,�i� �,�- c� ;�.��;' �
� � .:.'
; „� ,. �' s''' _
+
� i' =z
. __ . - : .��,,,�
", �1
• ,;��,;a'��� � ..? �.,', 'w, ��""- ,I i°
�
,
n ,,l�tr, 'r�'� ��
' 1Y
t , . � �,�� �°`� �
, , a�,
• �f, � ��� ,�, � � •" �r �„
„«�- � � q
� � ��' � � ,,
��.
i , - �� �..y?.�`.::
, ,L__ _ -. t, .�:j.
�� — `—
�.;.. ... � �� ' a
� �t .� �� ` 1 �"}��
�' �'� �.�.
� � . _ I� F��
�
i ; � � ;� !�
. — � .. �' -'. .._.�t.�
t, � �,.
^�.� ���tii-t�
b_,��-:: �i � II ► �
— �� � ��� �r"
� �
� � m� �� � �I�� ��I �1i
� �� ��t��;i ��� '� �
^ i
o� � �� �l_; .i �w„
• ' " � �.� , ._
_ _ � " �
� �m�i �, �
-- �� z �,, ` �,
• � �� ; � � �- u�.
F'
, � � � � 1.
�- ����
�- � rr. r:�.
� �_ '�-_ ,s.. � I �. , � ..... .. �t�_
,�"- �y �
�� �i'o . ° „� � � ��i I i 'h ��,�I�., ,?,�y ; � '� �. � Y,�
a��� ;° ssar.a � �� i 4���� ` ���
A � ��
_ , _ �.Da.. r
„ • �. .
.
r t`:
N
,
� . � �+ : ` .� �, �p 3•
a
�; � •_;��' �
. _� _ _- . ..
, , .
_ _,
° �'� ����� -����' - * ���� � _� '�'' � �,:
. . ,
� \ „' -�., >� ;\ ,:4 � ,w��" ,s � -.,
; •h
a .. .s ,� �.�- *
\i' , A+ . ,. . ? � � , q'�Y ` �,
• � �;l. .: : • �' e' ;;;r •
R ' <
M' '�.�ae�7 ` ��
��r. r � � �� �..�,��� � i , `
r�' r�"{ f � -�'��� � ���"' ��a ;
�, �� � �r; ,''�iwrx�" �� � �. �
\ .. �j�t: � � k.
a +.! ,�i y��, ♦ � ..�� P.
�. .';�� ���� '` �%`�';, � -�°v
���,��; :. �-:' r � �' � � -
� ��¢��`� �� t ;� �`' �
���"�� �� k #,�* ,� �� �,
� `t.'�!��' "� ;�� �,r'*r.
� — �+y F' � �'
. H
, ,
._
� r, �,,r
� � `� .�i � � ,�* � ��
� � ` �
O � �. z � _�: :
� � i + �+�� � ,i � s� � , �
O { � r.�. � � ' �
�; �� 3►.�.. T�►%�, � �
�4,"K y� �l{ ~�� �P' '_,,ti g ,} � � 4�. ���
� '. �.P."� :A �,� ♦ j,��!'r. ��y ,�1`
2 � .�' ,� a i i .� 1 :`I. �r i
V , ( � �_� ,.`;t. �. ��I ,•k� � `.
� 1 � • .��• � • ��y,�-.
� � ' ��� �v�
W � � J'
Z _ -� � �: = ,
,-« ' ' `�\7 ,.
� �
� � ;�r� �t� (�I' � ,����'� ,ii� �'���
� / ..�.
W �� � .���.
� � ��5�� I L
� � �"� ` '�� i � ��= �-'
Q . �� §, �i~ �j� ,: �,F ;,ia_
� �,� •I� 4.
�� � .�
� l ���� '� ;��t�� �``� i '�` �. .«.
� ` .. :� �� ��' ;<�a �+� :
� � ; • .�, �: '� �*� �;� j� �.� �'
� �':''ti�4,• \' t���Y t;
� �..L �1
� �
Q •��`�.'," ��� . .' .
�' •�� �
� �'
'�� { L ,
l
J J � ,(.•� ► �,�N ..
�.:
i - �V' .., T '
l �
� � �. til ^' � � h,,a� �
j ����;�T �� � �: �� Y'�
� �
O , �
. � a
� �
I �; �:�: A e.= ;?� k' , ��
r� �� � •. 4s �
� .� + �*�.�a- �.�`�' .L' � bi
� sH ; '
O �.. . - � ' �
� �i��•, � � _�:.� �„` s: �,"`'� �` �'�" ��
�{7 "�' ,:,�i:� � ;,� �'":� ( (s a,
n/�c•_� .�`�..:a, `... �\���..•.,�
���.�� `
�/� d '�{�i1�* is � ¢�' �� ��� � e f
V 1 E . •� +���. .� r,�,.i. ���� �"'' _;�i *• i
��a � �..5.. ��:i. 4..J
\ _.
�
a-+ �
� �
� L �
2l u ro ,;.,,..
O � v
� (n � �U U
� J OU t
� � rLB 41 �' . ..
N 7 � Z �
� � O � O v
� � � � � @ ,� .,E
� � �
� � a � � a � �
y � � � � � -o Z � .�
� � ° � � � `° o ua `O }'
� �
O � � N � v o 3 � � � y }
' _��?s
�. o �n � � v -o Q �c o
� � � fO ra � c a�
Z �n � ao � a � � Z � on `,�
� . • X • . � . `';}�.
W O *�
g,.$.•�
• ,
� , ��.
�
o .
W N � � .� � _—
C �
' H x
� � � Z � °' o ' i
. W � O � C � y � � �
Z � u � v W -� � � ,
� I 1► i � C M � � � i�
V � � � v W ro � c � � ti �
• V� p �., � C c � J ,n � c a� � •
{L � � p C ca � Q N o p � Q �- O i �
� u to t�A � N Q � � � v � � O � , .
` V1 U tl
Q ��- � � ° o o H � a � � � � L , i
V � � N � � � V � Q � Q �� � � � i
� l7 � O � � � C7 w �u O � Q a� ' �Y
i
� • • • � • • � • . • • • ��� ��
• F. � N *�' .
.. . -.:
. ��,
�
� ��'� �. � ' � � !�'� ,��_r,,�
i �.' '1�, �
�i �� 1 �
. � �;� `4T'
�� "� � ��� 79�L��.: �
• 1 _ + �
�. . . �� � '* �y�..+� �` p ,q;q I� �'� '�� !" �
I �1T.� �Z J���
�
x. i
�_ � � ��� � y ,��s.ix�-� ,
. ._. ' � +�Y �£{ �' ��
p . �
� � . . •• ' - •_
. 1
, ` _ �=��f:� �w ��� .}�. -� �� ( ��.
1 �� ",+ � �-s . ,�; �s'aiu, �`
�o ���. -- - . _� '< ��, ����a� ��
�I� a� _�" ,cy:I` t;.
i,e __ i i.E
.. I _.. � ,�`�3.
I �
�- ir� �
� �r��s�.IF�"'� s __ �.. �.
f� • �•
. � — _.
°,�.'r _ r I�� �,' .
-,��� �, � i, � ii'ir.° _ .�
--. -. r
mll�
. ,� �: ,�
� �
�.. � � !ilirl�
��� ����� -_�� ` ;'�� ��
� * �� �,.���� .�;i�r- �:
� � {'r� �'` ��%rc+�,�= � IJIi il'i!! �h
� ,,_ �
. � ' _� ���� - - — �.
t= � � �i�
� ��I I� �" � �.r ��., ;� Er
� . . ... - .....,��
d
� �
-� -O � ,�
C � v� '�
O � � � �.
O �n O N � : � �
� O N '+-' ._C 41 � -
L a-+
N '� a� � `° �, � � '�
J p X � '� � @ O �
v � Z v 'N � U O
_.....
� � � v � � � �
. � � O — v � � .�� -}�
FW— `a � � N -o � .� � � �
�L � � � ,n _ ra .m.
� �
C � o v �, a o � � �� � _ _j
� � Q c3 Z � ° � � �
�
O � O ` W .� U! ` '^ �-
o v .o g �
�^ U +-� C ''�"' N v�- C O
� C 7 � Q N � — cp �
� f0 Q 4-
W � � �i .� Z 2 � U l� �
~ • • � • •
W � , ,.�;:�^
�i Y
� -�%
� '
N �
F o
Z `^
�n op � '
� � °' H � `° a` t .
� L �— v� +�
c � �o Z � t
� � Q j c W � Y
W N a�i � � o �
�
Z,n � c +� � W � 3
V � � � � J � O � -
O -O '
V� �Q � a� C *' �' J U �� r��- ..
W � ��n � C � � a 41 '
� '�, o � N � � � pC ` H � * �
� J � U O � Q � � � O O � x� ` _� � f
• �—
U � '� � V � � :
� -� � v � � � � o �
v� u � v Q � �n � u Z u
� • • • Q • • � • • � : . � ._ ��
'��i'.
� � N � . `:'`;�;" _� ,
•
� .. 1�*�
. '!:'
��� � � i� ,�
s. }��:
� „ k ��. ;,�
Ir
.. �-� � `��� - �t''`.��
� r . . _ ri...,. �`
'f `E� � 1 � � � ..
'� - _
tl . � . . . �:.__' ,. �
. .�.. ��� .-..��n'Fi .. ^.� -.. $ .,:"�
� :�,. �:::� .. . _ �r�"'`"
� r �
s^�c;as� � �
• � " ' - y . . .. ..s.>� ��, %
_ :
_ ., 3,y±
� �,� �. S�,'�:, " _ :�,',"`s.:��.o."+Yfr�9
. .
, 'M�.,. —� . ...
w
.. . ' .,'�",..�.
v '
'.�.. ..: .` .. ��.
bi i
. � { � ,j >,
,:� � a
• � � 4� � _ .�::�.� -�
t.�,: � � ' ��
,�� `�-�+ jF�� �.'�
. 9 '"9 1� ,� �
rRC • '
� . �'����i� l� � �
/�.ii� . �5� �
�� � `� ' . 1..w+.� _.� ;� .�
• �' , .,�tij ��� ,�' �,ar
. � , .�c��'y� l '�',�,?�:
� , � . ,.�� � a� �:'
�.. �-�
�k�� ':y{ �� „�r�°�K .
^l��, ___ r ,r..�a� .;n, a.��'r� . —
_
� .,._. ....� —�
. �2 � '� `� '��s l �` ��� ,��� ,;�'� ,� ,y�C� .. '
�"� � 'y �' # �i ..
�F � # , �. , � � � y �,.:,•
y� 4k' � S �__�� ¢_ � " t� �.$' �k��31 1.-��„�.
*4..�i�' `•.5,'-, yrv� `'�. tl i !M'��t�, '.j `:.� >
'4. ' ��_- � Atll'�. 4 �i Q
s `;�' �r"! �e, w
�; �$ ,�`, �'�._ ` r�[ +s � ��;r '� � °` o
- ��� � � �.. `��� i� [#".� . v,��v' . �,'„y � O
. "' 3� �,, � � .. � t r�'6` �'��yi� ��5! - � �
o ,�t,,���� '� �1 a;, �'3�'i«��,�� 4�. Y_ x
� R "g*�ta.:�"� -4''„a',_.-' .. 1L _�r E � � 'a"�iF' j'�_F . ',,..i.
y�'i.�r, _ `y � - G ' � . Ea �.� o� ° � z
� ���o� I � � „�-y�,��s s �- '� ���� � O
� � � - '«S . .,.r� Q
� T ��. 3 _ . �M ; -w� a Q m U
o� � • rl� * 9���"� �. � ���
� r � � �� : y
'g�� .. i :" �..' Q '.`�� �� � ���y` {s � �
� � � �'t �.-.�."`�'w�'� „t ( i .
. � � q_ � ,� �y �� ��. �, ��.
� 5�� .\ � . U ��� C� -3� '1 p €ys •1;y�.'-.
�� ti `� � "".�,� � x -
, � _ ,.u� s; `i_� � ��
, f, � ,.� �. �;,,�
w�
, ,
• t -
{ � � , �- i , -
y �,
,� .� , ��� - �° •_ � ,� y„r•�ll
.�'d �S � � �. � A � y F q�� "�' ,'j�.�. i� ry'"`.
n »
� , _ .
. �
'� ' ,.r` ° ��'^
i[ � .,..:� _ f . .
r _ U
. .• .� . --
�; � ,,
,. ,� r.z- r ... � �, x `' . `�1
� �.
� � � �z . � � ��7y� ,ii+4�` .
. . .;� , �f . ' V .. r� .. � F.
� �€ \
� . � . W t�r� .� J��, 4 �.�
� � �„p�:. •. t�'�: .;�`'¢.
•� m
�� � N i _ .'�� .
�' 1 `° � ,�� _ _� �� :,
� " `� .
� � � �
\ t w <�,'�
� .o w l � � �' "'�,
� �'> w �� ' 1 �� - ;� � _ '�
��. � vwi _ \ . , J . s : .
� r U � �' \ � i . _,.. ,, _ _ ;, � r.�.: e��' E � � ' � ��
�� c9 Q ' � �,t: �, r� �+ ..�.�'; �_''� -_. , + .
�.t, „?� � Z � .°����„� p� t'sr cr: ��,r�T�r�r r�. .� . � � ,�
��Ya� ,�, a a W r� . t�f& P �8�"���J� �� M'�I t� ft�_.3'-r �. . -��•- �
`� ^ �- �,�.���r��'�_�_�=:-�+'' � ,1�
y � � �,l.
.,���e,�-�� H �. . f/ �����,-�`+',�.,i2� . .4�<e,. �..�tl � r' �`� �� . ��.
��. .« . / � .x-`��5��, �L �,- 'I "� i
"� 'N� z ,,. / r��� ���� ,�-� y� �,�- �"�` w
r � �',
• � � r , r.r�a y , t� Y�a. , '� p �,
�� f„�F� � .���_t��° k� ~ � A,� '��. .
�
. . ^"�_�A: . r � �„ -
, �� � �} ���-
,1��, � . � j - �;°� �J .
; . -� �� . a..
� _ � ¢
. ~���r . � � � �
v �y
� c c m
��'- o fl. n � o �,�,�
E T � � � < -'���
o y � > > °: $.4's i n.a�:
W �` � c � � ` ` rY.
a � � � � � ;..
� � � r t > � � � ..
Q Q .� o � v � m '° _ � E �
u L
J '^ ° > � ` c '� .. � :° v ° �� � �� U
o °'
U � ` `m m a m o E . n Y �•-
O � . U W � W � VI � � V Q U N U 'V
� �
V � a J �
� ,* V �
Q LLJ Y a' —
� yuK L p >
0 a �` � � �
� Z 0 z �'�� � � v �
O w � � �
Q LL a �n �-
'^ T O �
�-/I 1 � � R
/'�� � V � d�
� O LI Z . N � N 3
O � �
� O � �� � a ` V U
m � a N Q �V
• �� � �a`��S �. p = � 'c o
LJ � �, �.� c _ >
w '` . °
� w w �,�.:�� ¢ m V ^� ¢ m u 'n ¢ m V � ¢ m v � � c u w
z m m m Z v v m Z m v v Z v v m � a o
l7 O > > > p > > > p > > > O > > > o
� I Z � r m lo _ F m m m � m ro m � �o m ro � • � • •
� a c c c a c � c a c c c a c c c v �
Ltn O w w w O w w w O w w w O w w w cc 6 �
. . � . .......,:;i�....a.�s'�
� �?;ii. � . . y > ; i ��,. "�M
� � � ��; .`'�`` ! �•� '�'
N i . �� � '� '�'� ��� I �� �r .
�a�2 � ,: s *t�• �+ a':
�� y��� ;' °��'�
?�� ��� � ��
�vx h , �},' �. � .�.�G
i.�� '�� �n'*�'`,��T �t1 �
��' �` ` � �y: ,��
,�
: ;d>r � ��� ,;� �.� a�= �
� � '� � �
j ��7�5t^t N '� �`� � � I ..� !
.'��;
� ��
� � a� 3p�s '� a� ' i
;. 4�. �
o �;� r o �' �,�_ � ��� �."�
- � �;_ . � x�j 1 a_, . !
t;,�
, . �� �� .. y ��� i+ ~ �� "�.
� � � �v
�� . i�r*�� ��y`#� ��� ��>,. �
� � � � �
°•��" A� '"*� �' i
-� '��'�`
, �
., �a � � �,.r" _
s� . � ��� "' ' j
� t ��
.��� .F, ^'i
� ;�� i .,��`
� �
� .'rt�;.... .
4� �r
. �' i
�� . '-
� ���
� � o �
. • ���.:��� ..
9 �
A
O
7 � �
a �� ' � � ❑ ��a' �
. �6 . �. +,, .
T � �
� O U `:�
�P` O
4 q
C �
� �
N
N �@
,�# w ��,
����`�
��:
���' `� �
� �,
�5��� a� � a
"� � U �
'� ���4c "p � U
W `�
N �
�p Y � C
N (9
c n�'� ��' � (n tn J (0
� . ,;�y,`aiN , a ��rs� U N �, 47
� �O� .�
, � ��� � O —� C Q
�.��� t � y� � 3 W � @
,,� � ����"�'�! C �N E .�-.
� : � � r �� $ m o m o ca
� e `�, .��' ,ar � U F- U Z
'=� � `'�'���5'�,""'F,#+h ���'= e— N M V
• �g-�^ ' °��f�i� �,� �t t �� N N N N
�`�,� < � :� ��" }` O O O O
� ��.x �r '� "`� "�� � � N N N N
�� � ,= '� '4: �" a g:�` �.
. � d+r` '^, �`r'4 �� � � �n � �
`�'� ,%.�, ��.S.,�a�� . W
�; � . .. � :J.°u ._ . �7
• . _.�.
�:' �''�, � ,� . �S -�� =;��. "•�'�',
� " � ��� �"{; ' ;� , ,. ���.- �`' a� -s �.
'_ t.- �` <� c � ti T,,� �c°_, ��"*
-� ,� �� ^a�� '�� _,>;�•� , ±� i
,`�`��t"��'^ �',k r
"�.�. ~�' � ti 1 .
�- � '� � � }�# h,. "` ��
•..-� � � ���� �,� �
� _� a � ��'��.�" �
., �, � � ,aC z� � ��
� ' ..��` ;., 4, _1
}�t
�
i
p,��� 1� �_' `� � %y� � 4'. �:,3_��>
�:�� ;��_ ���'f � Lt�}�'° '�' w�i������
4 �iw�� �.S7 "�. �faa v �
�}�"��� ...�� �.�, j i�� '�,�h
i � yy.
=`a r�t �#'�'. (' �. . �+ '�''S� �f� �`y' .
� �YQ^yr'i1 �,j r � ' . �r, � , :�
�''��Y $ ; .J ..S'���;~� ,��,� �.� .!i ��✓�'
�� �:,� e" ��,j�^ �rX� i s . E�.3�:! •'
' c4:j� ,�'�'`�'� ,• �' �. _�,�,.
� � '� '` � �s�, '^,� L
,�� '� � r �: y, '�` '. ':7.
..�rk r:- ��� �'� ,zg �� ,..
"� 5�� �w h
a�� ���. . � $:� r`�r.i�+ ���� ��n�t , J,
� N � # a.
�y '�.';M1�. �,�;-�. r „�� - ✓ ;. ; � _
�'��� � � ��� .� `"�� �� y.
�*�� f� , � ,��a� -i�,tl,
"2 + . � ,,�',' Y,�(�� k � w �
{ �.4 .i.:. �.
����1 �� 9 ' � ���j y �''�" � �� .
• k:t�. ,,'i ... ,.N�7�: .r ,`..
� D�,~ �t' i�+�
�y'' d�i1P-'.��R G �� � ��t. ��•' � . �{
»� �g, �,i, y ,.`} • . �!'l .
�.g 1
��•T ',�� s 2��' )�3y .I� )1 s . �}y'�
�-�-t`' � '� � '""`n�� q } • ``3,' '
'r` *�t.. A� '
'an� � � e �� r�'�" ��
� '.{�'a- � p-9Y J.�`' '' " .q..
t - �'M`.+ ` . ."n' `��� e2 _ ,s j`.
� . �� �� �-�1 � � �- � ¢
[ ,► �' :r a;..
��k �� �
�:�`?'���,'?: � ''• =�1"� { ��p ,�''�,
_�^.''f� < •. 'rz. �,.,_ - � ,.? r� �� �,.�:!f�:
�r `?� .��i w -'� �-..��ap :�-, ..,,,,, .
-�a � '�y�,.
�p;�{ �• �� � �t�'4n r � �� M� �—
• � � � �~`�-�. �
. ;
� �, �� � � ���
. �.
� _ � � �„ :; . -- p�-�,�.- + s
. , _ _.�� �
, �� ���- ,�_ _p .
,
�
'• :� � ��;' �t.
� } `�' �� f� � ���„-
�..;� � z. _�
.:*� �� �
�, �..:
A ,
. , . . �� £ �- �,r �N ,
:� `x� `�� °��- �� �
. _ , ..
� � �
. �
_ f�.
. � , �}r.�� 3��.n ,�. � :-�. _
: r �
[r- `5'.+ ` Y k�a"^��'"a+� � � . '�� �+ �� ai"�,', g .'`S �1
7 � 4� •
S X .. '. a� �. �a} 11 t..��.
�� f � • -
� ��� ?8' . ; . ��' S g } .�s_ , '
3 ��`� i m •��i a ��� � n� }
� � r �3• � 7
� �. � f.y:t ..5 � � .�.y7 � �
^'� ' ..., . ' x.,� . ,. . . . .. . .�.
� L 6 N � � � � � L j� � = L� � � � � T � � � �
� �3 °' �- �°' �? °' a rn � � '" °' p o .� o� � 'c � a� � � 3
W � '��j � Q� � U W � � :� p N � � fl-� a 6 � � ° N c
�C -O O � � y � � � � U -� � c N Q � n- � � � O
4) C Q-} � C � '� VI U � C � C U � � Q � .0 — C •— } C
� N -d � �� � � '� � O .� C a � � > � � � � p V � '
. '- Q C � � • ,U � a. � " — � J � � � C 0 � � Q- Q_Q �
Q .�. f— � vi � �
p ° a� 3 ° 3 0 " � '3 0 � � a� °�' o� Z ° ° � a� = a
� N � � a� � � � �� o � � a� 3 � � .: �.>_ • o
� � '� o N � c � � � � a� � �
� � � � o -a o � �� � a � � � � � � � � � .� aQ
h � � } o `^ � � E ° o ° ° ° °' ~ .� ° � °
� � o a V � .� � � � 3 a� Q �
� U � � � o � v � � p -p E � c
� � o o ;�'� o� V �� � � ih � � � a� c o o ,o
c � a� � a� .� N � � � � o � ° a� E `o
� p � _ Q� C C O Q � � U
N �� � � � � O ,� 0 O >' O � p � `'_
� � p Q C � U N d � U � � � 0
v> � �O � Q � Q ._ � �
� �
�'+:-";�.. �
Q
C � � � Q
O co 2 rn �
C � L � � � � U
N N p � {--' v '•� v
U ta w, tn v� "6 QJ cq Q
W y,, N Ii
. � h0.� t�0 � (�b � � '� � i dJ
� C vi W
� � Q K � � C � � OJ
co t0 � C� � � � �, in '� h0 � �6
� u � � � o v v c N � � � 9
� � � v � V � � v v � � a v
� � � � � m cn o � w v c � o
w f° '-, `� � = U — r' v �- fl- v c �
-O � N Q '_ .� T t0
p c .,_, � O W un � a� .Q L Q v � � �
� N � o � � � ~ L +-� v G.. > j v'_'i Q
- � bA ,n v � � c v � `c � o � +"'.,
� Y � Q � U Z � � � � (B � T Q � � �
� -� � � Q N �� � � a � � o �. v
� � o � � N v �. � �- �� -� �
� � N � N v � @ � � �� �, � o � � vv
� � � � v � � w v � � � �, v � o0
c�Q-o v �� 6 -� W °° � o � � :� ~ � j,'� a a
v C � �
� c '^ _ -a �'„ p � o "° � � � 'u H �- v' .� . .
�
� � � o c u W � ;° c � ao U � � �' o � -a -a
� o c�o � ,�n a�i � n' O v � � � � 'L -o Z v c�o '� c�a �
v L � � C vi i v � � a"' � L2
41 v y U c�o K � J � � '6 � � in ro ' `n p � `n
'� C N u�4+`� � � W � v�i X � 7 x N v Q O Q Q � �
� � ro ,n v p � U � w � w � u N �` �n Q ra '�
- }' � � O c -6 � � O Y„ � O O O � i F— � c° � � �
W Z � � �n Q � U � u' M `� `�^ H � I- � Q `°
d
a � o = � � • � . . .
N
.< <, ,_4 �
�`;� ��' � �� �r:: ,� � � � �
� � � � a$Ue'o }
� en o0��ed � �
'�'� �.; ���� � aV� �t^ , .
�
� a.r�� �. p� a.,, i ='{
� ,��`� � r J � -
. . � �€, � % ..-s� �� a'� �z::
. m ��- ' � ���: ,- ,; ,
� n��, }� �< �_w �,�,i' � : �' .
• � '�.-�►., `� ,� � `� �.3 t ,
�..� w "�._� s : .� .
• � �' k� � �c � � �,.� `�.
• '' ' �� +, p .�_•� ;.�<y �
•a .
�
. �, � ��f � �1�i �
�
; � �� " � �
., t r `�. � ., 4 i
� �' �.�
/ � .. ,� �: ,
� `� , �__ a �
. ; � �� �.r��.�� �q��,:: ���� } ��
� � : ��.
���'� � 3� � 1.' � l'kr
� � � Ci; " � �,l`
;aw "k't� f="�ii_ � ..
!"a '��!t: � � � � r
� .� �eMh��iN �,*` � L� j !� 'Lc .
� N .' i �; ��l � ��_� F'�5
� i' �;r� ��" . . �{ � ri Mrs �l� Q� � 6
� 11 ���� �ss � !* t.,
'► � �a ���� �� �
11 neMUMo�Sa�e`N "'��; ti � z J
�� '��° �' �1�, �,�
� � � r�� �_�" f�
�
� ��` �� �,'q {�� {� � �M� �� ,
� � Pa 3 a�` �5�r, � -"�",
"� �,r< ��..��.-.,,'�'•��.. �'r 'r
� �, �x� P Y� ` € 1w�� � �.
�, 3
� ` . � `y�'4 �J�..S�'�..t�� r � .�. `t
�,...' _
� •�' � ���� � 1
•�' ���` � ���
•�
. .�
���, � i�.k.. , Er .���
, '� �=- �:���� 4 � ����
+ ' �` .:�1
� �1 �:F. `� . . �
, .�., �. ,�.. ,� , a:... {� �R , ' e ,.. 2,�.��
,,,--+, ,,r
r. .
�_ :.�. . . � t- , . Y ri.,�„# ; «.> �e. .. �".• -4 :'k ^S.. `4
, y�" ;.,� ` ° � �
p � �g;. r` "z' � .j � � t
F
Q L? 5� r*Y'. G:..r S"' � al,� � ��� �, .
� �
�$ �� � .: LL �u_ � LL "- ��LL d LL ��i u: '."s,r r 'S' ��. �i' �^ ���t""-'+�'M
� .
.y
�° � �`„4 � LL o vi � � � + o ¢ � � '^ . .��,'�$:' w°.;,
` N vi � o Q `a x � c� � v�i '� � � � �r�.:
h + �, � ui a v o q
..� � ' ;�'d\•: t„ � o '" � "-� � N a Y vLL# � .. � � , �s �
"�.�i� 0 N �n dp p vi o o [y � po o $ �.' � r`�r
,�.�� .wl I� d' O Q g � � O O � p N � ;.y � a'��+ �4 �1�
� � o � � r � ^ � �n t� � h"'� �a,.<. "f,�, � ��.4.,'�i?
� 'q ,�
p `, „a,.:.,,,,,,.«,, . �rK �
�'�1' � � ` ,�
� r t � � a c a+ °c ° C �, `y4 q � c 4 ` �
,'<��` ' oG v_ °' V z d m > � & � a°' � � �
� � u c � � N c �
.� �'�'�, m � � � '�' 3 ° o .� a�r ° c s � x .
`4," � a � a m � �y � ` �-�,., '3 e� y ,.
�,;w vi � � h' �^ � v y�j '� ��� . ,D�.. �y,_
. .,�w �'' ,�,'�' 1_
;
�� � �
.
. ', .'.. . :, . , �
� �j� s
, r . �,
;. � �' r"-r:
� ��' . � .- '�� ��
, •
�: �
� � � r r.� +.. , .. �A � �
,
,
`' r
� � ., ` r 3��' � ,�.. �. �`,y� i � . ��� :
;... ' "�., . � ��
�`>r :,' `- ��„ .' y
t/� �Y� ; . � , .� �� ' ` s f4 ,A.: � hY �
.� , ,� ,�. � �.: .� , � #� �
W Q- �,_ � � 'i ��4., .,�� � �
N �`� � r �,�t;;� p �` � � y � .
,'
_ o� d tr� �r-� ��:�Y��� � = -� , � s� � , � z .
t/� _ �� ��� m � �' , , < <
.} � �'. ,�, a � F
a,y U .:�. �' y i
� � . � � "� �� � ✓�' _i .
�?� / y � � ", � " y }
O � ��� �+� L,� . � ��"` � ' ��•� � r. `��.
L �t * ` * t �� �,l�� �. ,�� , �.
,, •
J � � •;. .
m <�,��� 4 . � �'
.� {� �� $�, � i
� T t ,a }���L`� : ; � '� ``����$ ��': _ , -,'i
O �,� �a �..� ��.�� -� `�� � ��
�„� �� " .,�.' =;.rs�: .�. ��-�!� '�' ��, ,.� . .r� .r �.�, . .
� W � , � ,� �� < ' � ��� � � . � �
; . , ,
, . .. .
��� ` �
_ , . . . .
`�` . '�,+► �,�'�� �
,
H � � �� �� . � � � . � � � � . ' ° �
�! � ��� � .���m' �"
� � �� � ���
W `^�i.�ti.�Z1�'�'•���•�`'� , 1 ' �• �. ' ' '
t'
.
� , ,
� � ��, � . � : . � �� ��� � �
� r
,
" �
.
, , i .
� � � � � , � _ �t'-
� � °' . � : � y �� •�,� � ° k:.
Z � � .
a L,
�y� Y � G I� � r� `. .g.,...
� y t
� � ��:j � .d ���' �� �� ? � '°+�t..
Z � �, ����� ��.� ���i x 3� � � �i���SR�,��r
r � `,� �� �i�Y ♦ ,..
� � � � � � � ` �� ���
�` ' l � �; �� .. ,�. ��'� ����� �� ���
� t�A .: - A :1 � ' �� ' � :h?�J" . • •'
!�- `., ra t. ' .
- ,' � � .a. " ` ��' ., .` �_ �p ��' R1
...: s. _ }_ . ; -.� .�. .. . -�,�i o A
� r �-..� . � ' g...' ..`G \ � y! � l
r.�.:. �q . - . . � � '�.
. � S � �"R � i y•OJ f �. ..
� d� �..y �
7�� �� . � � _ }i k . � ; •� � O •
� � � : �. � R `� ot :
� *�"�� �� � f�� z"` , + Uir
fy�. �Y , � z� s .�f� p � ',.9
�,� "�'� +`�, ��:+.#*�t'r� ' �� :
, �.
. '�. � � � t � �� a }.,
, ,. �,�����. �
. O '� ~ • .� t4 . o �` �r-y+,;�'°�j' � Jy `.w �.
"�';� �f2,.� T'F,- r, c ` s�� €R p �,t�•r .. O�'�
��. . }� �� �� � �� �� :"`�� .._¢• . y ���\.,+ �.r
!{, � A� :'k` t.3 .�
� • .. : , �. r
• ' s t ;, •:: i.' '3�: 4���� 5 0��,'�.
> ,�
� . 's
, �'� �. "�+y�. ..�.���.. .�r .1.. �`.�►�.� � � V;��tl x, "' ��.:
... ' '�, � :�Y � Y�
H �"� � �_ � ' � �,
O . . � �`.
u'_ ) �j `��` � `-" ':��- , � �
F+�'�� �r �"`` t�:� .� � :.� `f t't,,.' i� ..
� wp fi�'. 1 u' f� �. ' �..�
� � �
i` � � � 5.
�� . .... r��_. a. _.�� - - . . ,. �
_
� _,rt�.,�:
�
<<
r��
o;
W ��
O ��o�
� -_
• � a
• W
� � da _„_—
� � 63��
U
= o E
� '_ "Q _
. , �nu� �
� T
� 0 - - oa=�
.. � - - mo� 1
' Z o � _-
a ❑
� O A E`o
O -9 q a-a 3
•
�•, �a �
�
� 3> _
m E E 9
`o E°
_�o"a
. ¢a
G�
o E
•
�
_
-„-- � � _
o - =
_°__ � _
ao�= � _
� � -
-N Z—� `_ � � ��
�> oam�
ao�D _ m o, " ..
- o
Qa�o � 3 �m �� -
.-. ' � 3� - �o
W - nE� 'o '� �� 'm =
� • � - ` - o i a�
• � � a � 3
1 L z E E � a
. Q o
O = o _ \ � = r ��_4 3
`� ; ' E ; - tEo a F _
Na a E a _ o d f a;u z o � ' _' � o z"o� _a��
W . . . . . . . _ N;aQo
dEa
V =�aa s w� w� w� �
� � vEo . . .
a - �ro ��Q
� _ , -oEv��
W - �o�
Q E � �w ; _�
.• W E v e � aa" oaEp _ 90
�/ 6 E ' _ r i`Ea ar i "E n
. • U E� � � � E o - ;N "
• _ _ o E _ _ ; ;o _-, nv� v E� 01 E.�.
� a a f � �v
' . . . . . �
. • �+ w ; �E.. �
. � \ \ _ u a E N \ E_
. Z � � \ \ \� ` v�ti in ¢ _ F E F E�
N = = r � = 2 � ; ' \ � a�o _��o
� • � ' �3 3 3 0 .r ' ' � 3 ? �E� � �� a a � E �� ;�� E�
° F E f f F u E F F f
� . . . . . . . . . -
\ Q G ii° -��0
�.� z`o ,��3 0 o v E-
_ a p
�o �
� • 3a� y; �; y`o;e
aEEa vE aE vEv
a o° _ ' f i a i° __ ' _
=a o v � • • V'o v '
Q a w
�
E \ E
. f E F _ F _ c
' " _ _ - z
E E E E = 4 e -_
a o o �� o V u ry
� ;? 3 ¢a a 9¢
� n' ' ' E d -v o El 9£�
u E
F F f :F s` F ,� �o
...,,�/"'"�` : �'^"�.�,,,�.-�,,.
��-�������� FACT SHEET
COMMUNITY DESCRIPTION
The Sully-Miller site is an active and very popular materials recycling (i.e. asphalt and concrete
crushing/recycling) and backfill operation encompassing nearly 110 acres in a primarily residential area
of East Orange, CA. Now planned to replace the active crushing/recycling/backfill operation on the site
is the plan for Rio Santiago, a comprehensive land use plan that would forever close the mine and
create new public trails, public parks, open space, and a wide range of homes for Orange residents.
The City of Orange General Plan identifies the site's land use as primarily RA(Resource Area: allows for
agricultural use, continued use of stream and river channels for aggregate mining, recreation use, and
uses compatible with established land uses and those planned for the future) with limited Open Space
(OS) and limited Low Density Residential (LDR).
The current zoning reflects the existing use on the site, in conformance with the land use designated
under the City of Orange General Plan. The zoning for the site is primarily S-G (Sand and Gravel
extraction)with limited Single-Family Residential (R-1-8) and NO OPEN SPACE. Current permitted uses
include backfilling(with inert material), mining, quarrying, extraction or storage of raw mineral
products(including sand,gravel, rock, clay, etc.).
The current plan for Rio Santiago represents years of community engagement and reflects the needs
and hopes of neighbors from Mabury Ranch,The Reserve, Creekside,Jamestown,and Orange Park
Acres as well as representatives from Orange Citizens for Parks and Schools, the Santiago Greenway
Alliance,and the Coalition.
OPEN SPACE/PARKS
55%of the 110-acre site would become PERMANENT Natural Open Space, Park Space and Recreational
Space:
• Approximately 50 acres would be preserved as permanent natural and passive open space along
both sides of Santiago Creek, creating the Santiago Creek Greenway Reserve
o Creation of a new public multi-use trail along Santiago Creek would offer future connectivity
to regional trails and Santiago Oaks Regional Park
• A nearly 40-foot setback created along Santiago Canyon Road would include a new public multi-use
trail with equestrian fencing
• A new 1.3-acre public linear park(with passive recreational amenities)would be established
between Santiago Creek and Santiago Canyon Rd.
o A new public multi-use trail created within the linear park and extending to Santiago
Canyon Rd.would provide linkage between the Santiago Canyon Rd. and the Santiago Creek
trails
• 10 acres would be allocated for a membership-based recreational organization (such as the YMCA)
to create a multi-purpose recreational facility with a swimming pool and two athletic fields
HOMES FOR ORANGE RESIDENTS
30%of the 110-acre site would become a Low Densitv Sin�le Familv Residential Nei�hborhood:
• Approximately 34 acres would be developed as a neighborhood of no more than 130 traditional
single-family detached homes linked by walking trails and offering a neighborhood park with turf
area, picnic shade structure and walking paths as well as several smaller pocket parks and gardens.
Home lots would range in size from 6,000 to 20,000+square feet to complement nearby
neighborhoods. Home prices are anticipated to be over$1 million.
15%of the 110-acre site would become an A�e-Qualified Residential Nei�hborhood:
• Approximately 16 acres would be developed as a luxury Age-Qualified Neighborhood offering a
broad mix of residential housing options including the following: a mix of 45 Active-Adult single
family attached and detached villas (one and two stories only), 160 Independent Living
condominiums (two and three stories), and 60 Assisted Living bedroom suites(offering a mix of one
bed or two beds per suite, two stories only), all centered around a resort-style clubhouse with full
resident amenities and services.
LOCATI ON
Rio Santiago encompasses 110 acres currently being used for asphalt and concrete crushing/recycling
and back filling operations. Primary access to the privately owned property is afforded via Santiago
Canyon Road,just east of Cannon Street.
LAND USE PROCESS AND MILESTONES
The formal public review and public hearing process being followed by Rio Santiago is one which has
been prescribed via the California Environmental Quality Act (CEQA) and the City of Orange.
Completed
• City of Orange prepares and circulates the EIR Notice of Preparation and conducts a public Scoping
Meeting to solicit input from agencies and the public on the content of the EIR (April 2011)
• City of Orange oversees all EIR-related research, studies, and analysis
• City of Orange prepares a Draft EIR supported by technical studies and other documentation
Now Underway
• City of Orange circulates the Draft EIR for public review(45 days); soliciting input from agencies and
the public
• Orange Design Review Committee hearing
Next Steps
• City of Orange provides responses to public comments related to the Rio Santiago EIR and prepares
the final Rio Santiago EIR
• Orange Planning Commission hearing
• Orange City Council hearing
ADDITIONAL PUBLIC PROCE55
Since the only plan being requested for approval by the City is the Rio Santiago Conceptual Land Use
Plan (see plan below), each detailed plan for each planning area would be subject to additional public
review before development could commence.
Rio Santiago would also result in a legally-binding Development Agreement requiring that the 3.7-acre
Mara Brandman Arena Extension be donated to a 501(c)3 non-profit entity(bringing the total Arena
donation to 7.6 acres). Together, this thorough review process and Development Agreement would
ensure that land use promises made, are land use promises kept.
���' rt �� `� �i��� � y� � . s : �s � � ���� �'� y3 ,r ���,.� y� �.m
� ......_. . .. � � � �. �
� ,t�yy &� ���.�� -. ���" t ��fM ��,�� �����9/i :�%y ��� Y •' �� ��:: ��3.\
�. � .c '�#�+r yy � y '�. �"� �/ � - �, a� w<x1 .� ,r � �. �� ��
�DR > tow DensHy Reskien� s .� ,����"^ � � � � P`y'� �� � o ...
�'�+r� � ���, �l�',�a���� �'�"�6� �� �i 5��.�$F�3� � �.i 'a t.. ��. ' � /�i��
rNeefWm Arnskty[re�ftlenWa9 �� ��'i�i �j�'�i � . ��a :� � ; ; ���
'��" ,� �i r ,i �.��1 � „�� � a� �,'
,r��ai �� � y K . - �',�'a���' �;,��a� ��a�" s* � ,�e �
� :;.� Open Space.Nafurnl �, � �� � �y ��/� �� � � ,�� � �� � ��
� �� �,.�,�"� ��s, �. �' �� �� .:. �a.' �,, �Wii, ,�:: � � �� y
r� ��. 4$P OPen 5ppct-Pmk �a,yy.��,. ��; �a � //�i..,' ..�.'� ��,�m��; �."% ��X �
'l� �� C�_� �� � ��a`��� /✓/ �/iJ� .: /'�'3�'�,/i' �dt��" ?csi�. , � ��� ��,�� f�� .3$ f`��� � .
y� ��r ��.,d � ..^�� ��'1��..,� 9 // � ��:,;-' � ,';���y,�
�� '�y �
d�'�1� r
� �"�� �"'�j �«��y5� "` y" �, «E,+."r& �
� � ���>�a,�� � \�� �'
, �,
° �� �' < � � �/iii, ^'� ��' , ��..
;
� �;� ��; � � ��, ��`� �. -� �
� y ,��u,t�� �' p ,�' '��.
,�" ��<,,; � PE�rinlll�A[s0 3��� � W ��:. � � ��y ,
� ���" � li?R ,�v���: �� �"��,�, ��'
a�*,w +w� "T 34 A�..Ci�45S � � a ��k � ,C�/i,,,��',
��� � If li� II�II : -
� ,
p�� y,� ' �*`� �CY I�I VrI'I, �p�I, I � ��� '* � ��e���
� .�',�°' �yy ��y�' , /� ., � � �� ��
�la'ur .4 pn, RE p � ✓ ,;�� ! 9 � -,y�a „ /
'� � . "l.'`�.��` 1 �^ ��,.�� .:.��%?'>� au'
� �% '�'r'' '�^�¢` L. - +`^`+. 'r � �� �� �
t � - F d� ' u. ;�, +�U3k �� �y�.,� �
���
� ��� y » � � ��� � � ..+�.,, �� � � � � y� s �� � �
�, � � � ��� �.�.� y ,�� ,�����
� �� �/i�� �y ������ � a �� �� �� � � � �Y
�y � ' � � �„ � x� r � '� '' � +. r �,,,�� �
�"a � � � ���» � �m��' � ; r ��� � � �, c�r� ,�� .���,;� � ��"�r� �
�_�� �� �,,rF�i�,,C% � ir�r*y . �k �� s �°"�',r ������ �. ��"�..
�1�� . /� � ���� ,``�' � �y�.��� z � . �g'.� � � ��� �',`�� � %`
�„ � , �z� ��//� `a���� �S� ���a . �� a��z�''�, �x �h��.
� � \ ���^� � �s' . F i i�../�� ��`�,.° E�. � � � "� ��`�'s � �� �..�:.
��� , �� ���a�� ' � � � ���`"� � �� �� '��g �' � � ��� �,
< „
.< '.y „�,�.. ,��,.. . � .�+�" �� ����' 3 ... o� . , a � �' .�_ ��` �. ���... . � .s��'`c „ . ..�� -. �_z,.. =.. .
Rio Santiago Conceptual Land Use Plan
LANDOWNER/DEVELOPER
JMI Properties/Santiago Partners, LLC is an affiliate of Milan Capital Management,which is a privately
held real estate acquisition, development and management company based in Anaheim, CA. Within
the City of Orange, Milan and its investment entities own approximately 168 acres of undeveloped
property including the Rio Santiago site, as well as a vacant and former 9-hole golf course site and the
Mara Brandman Equestrian Arena in the Orange Park Acres community. Milan also owns the 310,000-
sq.ft. (7.56-acre) Orange Financial Center, located off Hwy. 22. Purchased by Milan in 2008,the
Orange Financial Center was updated during the recent Great Recession at the cost of$8 million in an
effort to both retain existing tenants and attract new businesses to Orange. Currently,the Center is
nearly 100%occupied and provides space for 22 companies employing 1,200 people.
FOR MORE INFORMATION VISIT www.RioSan#iaqo.com