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HomeMy WebLinkAboutBLOCK BUSTER VIDEO-Appeal to PC denial of Limited Sign Pe _ar REQUEST FOR CITY COUNCIL ACTION . t : April 1, 1991 Date Submitted to: Honorable Mayor and City Council Members Submitted by: Michael T. Uberuaga, City Administrator Prepared by: Michael Adams, Director of Community Devel ent 6 al Subject: APPEAL - LIMITED SIGN PERMIT NO. 91-1 ze�t nre (BLOCK BUSTER VIDEO) Consistent with Council Policy? ( ] Yes [ ] New Policy or Exception Statement of Issue, Recommendation,Analysis, Funding Source,Alternative Actions,Attachments: STATEMENT OF ISSUE: Transmitted for your c nsideration is an appeal by Mark A. Frank of San Pedro Electric Sign Company, of the Planning Commission' s denial of Limited Sign Permit No. 91-1. Limited Sign Permit No . 91-1 is a request to change the face in a non-conforming pole sign for Blockbuster Video for a maximum period of two years . RECOMMENDATION• Planning Commission Recommendation: Motion to: "Deny Limited Sign Permit No. 91-1 with the following findings" . FINDINGS FOR DENIAL: 1. Strict compliance with Article 961 will not result in a substantial economic hardship to the applicant . The building is located on a corner with clear visibility from two arterials . 2 . The proposed sign may be detrimental to property located in the vicinity of such sign because the type and amount of signage is out of character with sign permits issued since 1986 . 3 . The applicant has already been provided with adequate opportunity to identify the building and use because Special Sign Permit No. 90-11 allowed for 512 square feet of wall signage, which exceeds the maximum of 200 square feet allowed by code. (The applicant has actually pulled permits for 416 sq. ft . of wall sign area, consisting of lighted awnings with signage. ) f o sass :,The Planning Commission made the above stated recommendation on February 20, 1991, by the following vote: AYES: Leipzig, Ortega, Richardson, Kirkland NOES: Shomaker, Newman ABSENT: Bourguignon ABSTAIN: None Staff Recommendation: Staff concurs with the Planning Commission' s recommendation. ANALYSIS• Applicant/Appellant: San Pedro Electric Sign Co. Project Description: The applicant is requesting a change of face in an existing, non-conforming pole sign, which is 20 feet in height and 84 square feet in area . The sign is located at the northwest corner of Edinger Ave. and Edwards Street. Background: In December, 1990, Blockbuster Video was granted a sign permit (building permit) to install an awning across their new building. The awning included signage, and was allowed to be illuminated only behind the lettering . The applicant then filed a limited sign permit application to allow a change of face in the pole sign, and also requested that the entire awning be allowed to be illuminated. A Limited Sign Permit pursuant to the Huntington Beach Ordinance Code may only cover a face change in an existing non conforming sign. Staff therefore converted the applicant ' s request to a Special Sign Permit because he was, in fact, asking for three deviations from the Code: 1. A face change in a non-conforming sign; 2 . To exceed the permitted area of new wall signage by virtue of lighting the entire awning (Full illumination would cause the entire awning area, not just the area around the lettering, to be interpreted as wall sign area) ; and 3 . To allow wall signs and a free-standing sign on the site when the code specifies that only one type or the other may be allowed on a site this size. On January 8, 1991, the Planning Commission approved a motion to approve Special Sign Permit No . 90-11 only for the full illumination of the .awning, by the following vote: AYES: Leipzig, Newman, Shomaker, Richardson, Ortega, Kirkland, Bourguignon NOES: None ABSTAIN: None ABSENT: None RCA 4/l/91 -2- (8981d) Ay� in- e Commission then approved a motion directing the applicant to return with a request for a Limited Sign Permit to analyze the pole sign (no date was set) , by the following vote: AYES: Kirkland, Shomaker, Richardson, Newman, Bourguignon NOES: Ortega, Leipzig ABSENT: None ABSTAIN: None On January 18, 1991, the applicant refiled a Limited Sign Permit application for the pole sign. ! The Planning Commission, on February 20, 1991, denied the request by the following vote: AYES: Leipzig, Ortega, Richardson, Kirkland NOES: Shomaker, Newman ABSENT: Bourguignon ABSTAIN: None A motion to reconsider the above-referenced action failed by the following vote: AYES: Kirkland, Shomaker, Newman NOES: Richardson, Ortega, Leipzig ABSENT: Bourguignon ABSTAIN: None Therefore, the original action for denial of Limited Sign Program No. 91-1 prevailed. Issues • The pole sign is 20 feet high, 84 square feet in area, and located at the corner of Edinger Avenue and Edwards Street . For a site of this size, the Huntington Beach Ordinance Code allows either a free-standing sign or wall signs. A free-standing sign of 30 square feet, 7 feet in height, or a maximum of 200 square feet of wall signage would be allowed. Special Sign Permit No. 90-11 allowed an increase in wall sign area up to 512 square feet . Limited Sign Permit No: 91-1 would allow the applicant to maintain both types of signs and to exceed the allowable height and area for free-standing signs, for a maximum period of 2 years . Staff does not support the applicant ' s request because no special hardship or circumstance has been shown to justify variance from the code. The single-occupant building is situated on a corner lot at the intersection of two arterials, with no obstructions that would block the existing wall signage. The wall signs are more than double the area permitted by code, and should be sufficient to identify the building and the single user without the additional 20 foot high, 84 square foot pole sign. ENVIRONMENTAL STATUS: The proposed project is categorically exempt pursuant to Class 11, Section 15311 of the California Environmental Quality Act . RCA 4/l/91 -3- (8981d) VUNDING SOURCE: Not applicable ALTERNATIVE ACTION: The City Council may approve Limited Sign Permit No. 91-1 with findings and conditions of approval, for any period up to two (2) years . ATT CHMENTS. 1. Appeal letter dated March 1, 1991 2 . Staff Report dated February 20, 1991 (Limited Sign Permit No. 91-1) 3 . Staff Report dated January 8, 1991 (Special Sign Permit No. 90-11) MTU:MA:LP: lp RCA 4/l/91 -4- (8981d) t CITY OF HUNTINGTON BEACH 2000 MAIN STREET CALIFORNIA 92648 OFFICE OF THE CITY CLERK April 18, 1991 Mark A. Frank San Pedro Electric Sign Company 701 Lakme Avenue Wilmington, CA 90744 Dear Mr. Frank: The City Council of the City of Huntington Beach at its regular meeting held April 1, 1991 approved with conditions your appeal to the Planning Commission denial of Limited Sign Permit No. 91-1. The minutes of the meeting with conditions of approval will be mailed to you as soon as completed. Your appeal fee will be returned shortly, as your item did not necessitate a public hearing. Please call the Community Services Department for further information. Sincerely yours, Connie Brockway, CMC City Clerk CB:me 1125K (Telephone:714-536-5227) REQ. NO. 142274 Acct.#E-AA-CK-140-7-02-00 , , DEPARTMENT USE 0, 4,l 8 1%I I � I I I J I H IA IQ M M D D Y Y�� , 1 6 7 Acc't No. 12 M M D D Y Y 25 78 80 _ 13 18 19 24 Date Required HUNTINGTON BEACH MATERIAL Requested by Office of the City Clerk Approval REQU I S 1 T 1�N Approved by `�� Contacted PURCHASINGFor additional information call Mae Phone Phone x5227 DATE 4/18/91 #142274 VENDOR # P.O. # E MARK A. FRANK - San Pedro Electric Sign Co. H N I D 701 Lakme Ave. P O R Wilmington, CA 90744 T 0 F.O.B. Destination Delivery within Confirm Plus Frt. -Prepay & Add: Terms: days QUANTITY UNIT DESCRIPTION Refund for public hearing for appeal not held $200.00 re: Limited Sign Permit No. 91-1 TOTAL $ 200.00 REQ. NO. AMOUNT REQ. NO. AMOUNT REO. NO. AMOUNT z 3 . 4 - - 5 6 7 - A A RECEIVED SAN PEDRDRO CITY CLERK C,;TY SPESCO ELECTRIC ►�� -;;, ;;f= .- ;,CALIF. � SIGN COMPANY March 1, 1991 CITY CLERKS OFFICE CITY OF HUNTINGTON BEACH 2000 Main St. Huntington Beach, Calif. 92648 Attention: May Etcheson RE: BLOCKBUSTER VIDEO 6491 EDINGER AVE. LIMITED SIGN PERMIT NO. 91-1 In response to the City Planning Commissions denial of Limited Sign Permit No. 91-1, on February 20, 1991, we wish to appeal to the City Council of this denial. (See attached letter dated February 22 , 1991 from Hal Simmons of the Planning Department) . We are providing to you our check for $200. 00 to process the appeal. Please advise me as to what you will need in the way of sign drawings and presentation material for the Council meetings. Our appeal is based on the fact, the Planning Commission had actually approved the use of the Freestanding pole sign for a period of two (2) years (24 months) with a $2 , 000. 00 bond being posted. Our original submittal was for a "Limited Sign Permit" which Laura Phillips changed to a "Special Sign Permit" due to the awning illumination of the copy area only. 70l -75 Lakme Avenue / Wilmington, California 90744 / 213-549-4661 / FAX 213-549-2482 SPESCO CITY OF HUNTINGTON BEACH APPEAL PAGE 2 When we went to the January 8, 1991 Planning Commission meeting, they requested after voting to allow the entire awning to illuminate to come back for the "Limited Sign Permit" on the pole sign with proper conditions and the posting of the $2 , 000. 00 bond with the requirement that the sign be removed in February of 1993 . If you review the video tape of the January 8, 1991 meeting you will find that Chairman Kirk Kirkland in collaboration with Mike Adams agreed to work with the staff to have us refile for the "Limited Sign Permit" . When we filed for this, we were give the next Commission date of February 5, 1991, meeting. When I attended .the meeting of February 20, 1991, the Commission acted on this item. as a non-public hearing item and voted four (4) to two (2) to deny the "Limited Sign Permit" . I immediately requested to speak on this item and. to reiterate what was. discussed on the January 8, 1991 meeting. Chairman Kirkland had asked for "help" from Sara Lazarus on what to do on this matter. It was obvious she was not to happy about having to recall the votes and let me have my presentation time. The presentation was made and a re-vote of three (3) yeses. and three (3) nos were cast. It seems rather strange this meeting was moved up th February 20, 1991 when Commissioner Ken Bourguignon was not present. He was in favor of the "Limited Sign Permit" at the January 8 , 1991 hearing. Kirk Kirkland was also in favor of this request. I believe the time lapse from January 8, 1991 to February 20, 1991, the Commission has "Forgot" what they approved. If only I had the January 8, 1991 Commission meeting video to show or remind the Commission what they said and approved, we would not be appealing this case. We feel the Planning Department has manipulated this denial to their favor without the previous comments of the Commission from the January 8, 1991 meeting. SPESCO CITY OF HUNTINGTON BEACH APPEAL PAGE 3 Please let me know what the next available City Council date will be so that I can have a representative from Blockbuster Video to attend the Council meeting. Sincerely yours, Mark A. Frank CC: Gary Taylor -. Blockbuster Video JA Huntington-Beach Planning Commission w . P.O. BOX 190 CALIFORNIA 92648 February 22, 1991 San Pedro Electric Sign- Co. 701 Lakme Avenue Wilmington, CA 90744 SUBJECT: LIMITED SIGN PERMIT NO. 91-1 REQUEST: To allow a change in face .in a. non-conforming pole sign for a 2-year period. LOCATION: 6491 Edinger Avenue (Northwest corner of Edinger Avenue . and Edwards Street) DATE OF ACTION: February 20, 199i FINDINGS FOR DENIAL '- LIMITED. SIGN - PERMIT NO. 91-1: 1. Strict compliance with Article 961 will not result in a substantial economic hardship, to the applicant The building is located on a corner with clear .visibility from two arterials . 2 . The proposed sign may be detrimental to property located in the vicinity of such .sign because .the type, and amount of signage is out of character with sign permibs issued since 1986 . 3 . The applicant has already been provided with adequate opportunity to .identify the building and use .because Special Sign Permit No. 90-11 allowed for 512. square feet of wall signage, which exceeds the maximum of 200 square feet allowed by code. Limited Sign Permit ;��r� 91-1 Pagq Two I hereby certify that .Limited Sign Permit No. 91-1 was denied by the Planning Commission of the ,Cty of, .Huntington Beach on February 20, 1991, upon the foregoing findings . . :+ .. Sincerely, Mike Adams, Secretary ; Planning Commission by: Hal Simmons Senior Planner (8805d-30,.31) huntington beach department of community development STAff REPORT TO: Planning Commission FROM: Community Development DATE: February 20, 1991 SUBJECT: LIMITED SIGN PERMIT NO. 91-1 APPLICANT: San Pedro Electric Sign Co. DATE ACCEPTED: 701 Lakme Avenue January 28, 1991 Wilmington, CA 90744 PROPERTY Harbor Pacific_ Development OWNER: 4040 MacArthur Blvd, Ste. 314 Newport Beach, CA 92660 ZONE: C4 (Highway Commercial) REOUEST: To allow a change in face GENERAL PLAN: General in a non-conforming pole Commercial sign for a 2-year period. LOCATION: 6491 Edinger Avenue (north EXISTING USE: Retail west corner of Edinger Ave. (Blockbuster Video) and Edwards Street) ACREAGE: .41 Acres 1. 0 SUGGESTED ACTION: Deny Limited Sign Permit No. 91-1 with findings. 2 .0 GENERAL INFORMATION: Limited Sign Permit No. 91-1 was filed at the direction of the Planning Commission in their action on Special Sign Permit No. 90-11. In that action, the Commission approved a request to allow 512 square feet of wall signage for Blockbuster Video, consisting of internally illuminated awnings with signs. The applicant had also requested to change the face in the existing non-conforming pole sign, which is 20 feet in height and 84 square feet in area. The pole sign request is the subject of this application. D . 1 A-F M-23C v, 3 .0 SURROUNDING LAND USE ZONING AND GENERAL PLAN DESIGNATIONS: North, South, East and West of Subject Property: GENERAL PLAN DESIGNATION: General Commercial ZONE: C4 (Highway Commercial) LAND USE: Neighborhood Retail 4 . 0 ENVIRONMENTAL STATUS: The proposed project is categorically exempt pursuant to Class 11, Section 15311 of the California Environmental Quality Act. 5.0 COASTAL STATUS: Not applicable. 6 . 0 REDEVELOPMENT STATUS: Not applicable. 7. 0 SPECIFIC PLAN: Not applicable. 8. 0 SUBDIVISION COMMITTEE: Not applicable. 9 . 0 ISSUES AND ANALYSIS: On January 8, 1991, the Planning Commission approved Special Sign Permit No. 90-11 for wall signs on the site which exceeded the maximum allowed by code. As a condition of approval, the applicant was directed to file a Limited Sign Permit in order to request a change of copy on the existing, non-conforming pole sign. The pole sign is 20 feet high, 84 square feet in area, and located at the corner of Edinger Avenue and Edwards Street. For a site of this size, the Huntington Beach Ordinance Code allows either a freestanding sign or wall signs . A freestanding sign of 30 square feet, 7 feet in height, or a maximum of 200 square feet of wall signage would be allowed. Special Sign Permit No. 90-11 allowed an increase in wall sign area to 512 square feet. Limited Sign Permit No. 91-1 would allow the applicant to maintain both types of signs and to exceed the allowable height and area for freestanding signs, for a maximum period of 2 years . The following matrix compares the proposal with the standards of Article 961: Section Issue Allowed/Required Proposed .9610 . 5(b) Type of Freestanding or *Freestanding Alternative Sign Wall and wall B Size of Sign - if 30 ft. **84 sq. ft. Freestanding 7 ft . high **20 ft. high monument **pole Staff Report - 2/20/91 -2- (8601d) Section Issue Allowed/Required Proposed if Wall 1.5 sq. ft./ ***512 sq. ft. linear ft. of building front max. 200 sq. ft. = 216 sq. ft. total (200 sq. ft. ) * Limited Sign Permit No. 91-1 would allow both for up to 2 years . ** Existing non-conforming sign structure. Limited Sign Permit No. 91-1 would allow face change for up to 2 years . *** Granted by Special Sign Permit No. 90-11 Staff does not support the applicant' s request because no special hardship or circumstance has been shown to justify variance from the code. The single-occupant building is situated on a corner lot at the intersection of two arterials, with no obstructions that would block the existing wall signage. The wall signs are more than double the area permitted by code, and should be sufficient to identify the building and the single user without the additional 20 foot high, 84 square foot pole sign. 10 . 0 RECOMMENDATION Deny Limited Sign Permit No. 91-1 with findings. FINDINGS FOR DENIAL - LIMITED SIGN PERMIT NO, 91-1: 1. Strict compliance with Article 961 will not result in a substantial economic hardship to the applicant. The building is located on a corner with clear visibility from two arterials. 2. The proposed sign may be detrimental to property located in the vicinity of such sign because the type and amount of signage is out of character with sign permits issued since 1986. 3 . The applicant has already been provided with adequate opportunity to identify the building and use because Special Sign Permit No. 90-11 allowed for 512 square feet of wall signage, which exceeds the maximum of 200 square feet allowed by code. 11. 0 ALTERNATIVE ACTION: The Planning Commission may approve Limited Sign Permit No. 91-1 with findings and conditions of approval, for any period up to 2 years. ATTACHMENTS: 1. Area map 2. Narrative 3 . Site plans, and elevations, dated January 18, 1991 4 . taff Report dated January 8, 1991 i HS:LP: ss Staff Report - 2/20/91 -3- (8601d) I wlNSLow OIRIN DR v .�.... `_�. \a7—("'E -........... .... ... ... ... . . DR. I I J RI R I a a R I RI RI RI RI RI Da STONE CR ALOION DR. =RI TM R RI R I R I i R I � RI C F—E RI aL E DR SI TYRONE CR STPRSHFYE DIIGLEH VIEW SUNVIEW S:JIOIn.I RI RI RI LL RISCILL4 a C R I 3 RI RI RI BR DR DR J LVIN CR IDOwN Oq G RI RI RI RI R CF—E RI 3 i J RI ILI RI RI Ii:iFI:;Li:'::E.17 Si:147O1.1 SLKA f MILTON CR MEATN CR J R I. 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REVISIONS J0°NAM © SAN PEDAO No nail. n SPESCO ELECTRIC SIGN COMPANY : F( JK- o owsvN a1r ! a 1, 11 — 1 701 S.UIunO AvenuE VWE7 NO W,,*,W..Cafbrnis 907.E • . 211549 4661 4 EALESMANt f•1 � 0aw jO-Zt nv FAX 2M492482 E CUSi0Y611 APPAOVAL ^) I•N•/.n OI.OwY IwM�..YiOOIIMi(:NY.0 Y W MOM YOM COYMIn A O WYn11�0 Mll IWII NYO•K YY M 011ML1M n.I..pOp YSO NrYD fM 1ql M W MMO YW fAwFn. ., • A•Y>•ON MYO O)MRN OOIW�Ow OMMlNOI n011�n O Y YNO NIOOOICm OOF{O0r1�>etin.0 M MI11.0110Y huntington beach department of community development STAf f REPORT TO: Planning Commission FROM: Community Development DATE: January 8, 1991 SUBJECT: SPECIAL SIGN PERMIT NO. 90-11 APPLICANT: San Pedro Sign Company DATE ACCEPTED: 701 Lakme Avenue December 10, 1990 Wilmington, CA 90744 MANDATORY PROCESSING DATE: PROPERTY Harbor Pacific Development N/A OWNER: 4040 MacArthur Boulevard Newport Beach, CA 92660 ZONE: C4 (Highway Commercial) REOUEST: To change the face in a non-conforming free GENERAL PLAN: General standing sign, exceed the Commercial permitted area for wall signage and allow both EXISTING USE: Retail wall and freestanding Building signs on the site. ACREAGE: .41 acres LOCATION: 6491 Edinger Avenue (north- west corner of Edinger Ave. and Edwards St. ) 1.0 SUGGESTED ACTION: Deny Special Sign Permit No. 90-11 with findings. 2.0 GENERAL INFORMATION: Special Sign Permit No. 90-11 is a request for signage for a new Blockbuster Video Store. The applicant wishes to change the face in an existing non-conforming pole sign, which is 20 feet high and 84 square feet in area. The applicant is also requesting an internally illuminated awning with signage, for a total of 512 square feet of wall signage. The Ordinance Code also specifies that only one type of sign, either wall or freestanding, would .be allowed on this site. A special sign permit is, therefore, required pursuant to Section 9610. 5(b) of the Huntington Beach Ordinance Code. �- 3 A-F M-23C i 3 . 0 SURROUNDING LAND USE, ZONING AND GENERAL PLAN DESIGNATIONS: North, South, East and West of Subject Property: GENERAL PLAN DESIGNATION: General Commercial ZONE: C4 (Highway Commercial) LAND USE: Neighborhood Retail 4 .0 ENVIRONMENTAL STATUS: The proposed project is categorically exempt pursuant to Class 11, Section 15311 of the California Environmental Quality Act. 5 . 0 COASTAL STATUS: Not applicable. 6 .0 REDEVELOPMENT STATUS: Not applicable. 7. 0 SPECIFIC PLAN: Not applicable. 8 . 0 SUBDIVISION COMMITTEE: Not applicable. 9 . 0 ISSUES AND ANALYSIS: The applicant is requesting signage for a new Blockbuster Video Store. The proposed signs include a change of face for an existing 20 foot high, 84 square foot pole sign at the corner of -Edinger Avenue and Edwards Street, and an internally illuminated awning with signage facing each street for a total of 512 square feet of wall sign area. For a site of this size, the Huntington Beach Ordinance code allows either a freestanding sign or wall signs. A freestanding sign of 30 square feet, seven ! (7) feet in height, or a maximum of 200 square feet of wall signage would be allowed. The special sign permit is, therefore, to allow a greater number of signs than allowed by code, and to allow each of those signs to exceed maximum size limitations. The following matrix compares the proposal with the standards of Article 961: Section Issue Allowed/Required Proposed 9610 . 5(b) Type of sign freestanding *freestanding Alternative B or and Wall Wall Size of Sign *if freestanding 30 sf *84 sf 7 ft. high *20 ft . high monument *pole *if wall 1.5 sf/linear ft. of bldg. front 256 sf per max. 200 sf street front =216 sf total *=512 sf total (200 sf) *Requires Special Sign Permit Staff Report - 1/8/91 -2- (8090d) ,.1 Staff has, in the past, allowed the internal illumination of awnings when no signage is included on the awning. Alternatively, the wording only may be illuminated, and only the area around the wording is counted toward sign area. However, full illumination of the awning including lettering causes the entire awning to be counted as sign area, as is the case here. Staff does not support the applicant ' s request because no special hardship or circumstance has been shown to justify variance from the code. The building is situated on a corner lot with one occupant, with no obstructions that would block a monument sign or require excessive wall signage. The building may legally utilize up to 200 square feet of wall signage, or a seven (7) foot high monument for the occupant ' s sole identification, at the corner of tw,p, arterial streets. Staff feels that the applicant is provided sufficient latitude within the code to identify the building and the single user without the requested variances. 11.0 RECOMMENDATION Staff recommends that the Planning Commission deny Special Sign Permit No. 90-11 with the following findings: FINDINGS FOR DENIAL- SPECIAL SIGN PERMIT NO, 90-11: 1. Strict compliance with Article 961 will not result in a substantial economic hardship to the applicant. The building is located on a corner with clear visibility from two arterials . 2. The proposed sign may be detrimental to property located in the vicinity of such sign because the type and amount of signage is out of character with sign permits issued since 1986 . 3 . The applicant is provided with adequate opportunity within code regulations to- appropriately identify the building and use. The building may utilize up to 200 square feet of wall signage. 12 .0 ALTERNATIVE ACTION: The Planning Commission may approve Special Sign Permit no. 90-11 with findings and conditions of approval. ATTACHMENTS: 1. Area map 2 . Narrative 3 . Site plans, and elevations, dated December 7, 1990 HS:L`P:kj l _ 1 Staff Report - 1/8/91 -3- (8090d) Nfil Ix f4 NMI iV, ? LILEA EW IPI SRI; I 10M 1 his 1 ,i+,. '°i%' ,.r• .r•„F .t 2•:•i u .srr,c_h;. N tSS 0, 7.f .'r 5 Sol U-1) IS' -AN4 q AN4 PRE Zf M Mpg .11E 12 0 V 'gw w MST, I Wt",J., a ,pn f.f,. oil gw low jsvQsjj;gN2W,4 Q!TIE! M-M 'ERK J-TX C L NOW bs"s ,� 1 �Vv­ 11 now 3*4 n my R WV AN ";4M tSa T. ROO•M .• m,"W-W Its, M,R­ IN �g-N. V� fil SAN PEDRO ELECTRIC SIGN COMPANY ATTN: MARK A. FRANK gig nay 701 LARME AVENUE i g WLMINGON CA I 1F90744 Y RsF . . B e � Wa Nt al g V_.l ?,Ir ' Z, , i WV f A -REWHisRI gg R "1P RM tR N!. We� JR WIN y. ',?J, j:, 5"IR ug W ,NE,YC•MIN; g%g Y'N ps- '4n� vl tw-r." A to RIO 1 g IRWIN 11" OR • fr • �jg WRIT, Room" I t0ffR��' 'a ,jt•r 31 , VKWI11��` . Nt.: • W R k KA W ;t l 'cr 1 . Ms o; gK , ; i l" itM p .v1 1, 4 f�.. N k 1'4� 4. o f.-, lop .V., W