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Final Tract Map 8623 - All of TT 8623 - Schmid Development,
-- c l.c � dlj ��' .f IL�1Gt•flti� i.' C� s'J i re Vdft flow J +► SChMW DEVELOPMENT. INC. 1'.81 LANGLEY AVENUE • IRVINE,CALOONNIA 92705 • 17141./D0MD • 1714,5400961 ; BLRLOIhG /SLIBUIV1DINA 1:ctoher 10, 1975 • t7)' cEDy t 1� � C CL Clt(', ~ri i.L. tLCil 2Si I� 8623 HUNt�f1�rl)►TY 4Ch.CR CTTi Or L;IMI 11 1'0 RECORD WINJIL TrIACT HAS' City Council 975 Oct 1 P11 3 2000 fain Street Huntington R,ach, California; o264P A�I'ItUN'F I� tit' Ct'I'� CULi1GII. l.ttentil)n: City Clerk �- ...�•.�19...... AW ! Dear 1!ayor and Councilperaons: " :t,%ii% I Final Tract Krp U231 being all of Tentative Tract 86231 trQa approved by the City Council on Isar 5, 1975. The proper t,; bub;oct to thin Trne: H&p in the luntington Pacific Apartaents property at 711 Pacific Coast nichway. One of the conditions of approval was that "The final map shrill Le recorded prior to expiration of Tentative Tract ?sap No. 66?7. on Vovember 40, 19^5 '. Puraurnt to our October 6, 1975 let or to the City rinr:ning Department, cop;; nttuched, we requested an extension to the srnteil axpiration of Tentative Traci Hap I!o. p623 for rensonn atntcl in raid l-.tter, i.e., the property is within the Conatal lemit area and is the aubject of pending and anticipated length,- litigation .rith tha Conatal Cowmia,aion. Due to this situation we have been unnble to ;roceed with thia project or record the final cusp Pa intended. Upon filing this request with thr, Planning Dcpnrtmcnt we were informei lhat the more proper action ir. this case, -(here the 'Tinal Map wns approved , but with a dnte specified b; which it was to be recorded, would be to � .request nn extension of time within which to recLrd this rival trap. i Accordingly, we hereby request an extension of time vitn;n which to record 1 Final Tract Hap t'o. %'623. Due to anticipated lengthy Iegal proceedings in this hatter, a two ;scar extension ie requested. If there are nn,; queaticna, plense advise. Sincerely, i Preai •nt ..":AID DETELOPItr IT, IVC. Aeent for Applicant •"!untington :ncific Corporation 1 1 r i • i 1' C+hM-9d DEVELOPMENT, INC. 1r I tJf L4kt1Gtt r •VL•.Ut • t..Y,•.l (:At It wa.r.,b2l J', .11.••.f. .., . ,)1411)SIG nu z.,W.ry iL'd.(. 1 t{ 1 October G, 10,75 4 I I i City of P.untingtcn 'wench 20.00 Vain -treet Funtington Perich, California 9,646 :it: '1TPI:TAT'VE '.MACT I,AP 1'0. KP L CITY Lt itL'1.1tI1i•]i'l:: ,SEAM i Atteniion: FAcnrinr; '%epnr+.ment � Gt:ntlea;er.: ` Application is hercb,; made for ran extension i'or Tentntive Trrfct Pup Vo. 1"623, approved b;; the City of Runtington Fcrch in 17711• t Tho property subject to tf.is 'Tract flap, nt 711 Pacific Coact y ftighway, Huntington I cuii'ic Apartments, is within the permit t,rel ' of ti,e California L j,.$tr.l .".ane Conac:rvation Cori-r.ie ion :nd due to Coastrl Ccmmisaici nction Sind 1,endinC, lugctl t.ction before the Qrnnge CouIity Superior Cuurt, we h,-,ve brer. .inable to proceed with this project or record the fir.al map n a intei;ded. I AccordinCly, thin request for extension in rue-ectfully made. Due i to lil:cly trrolon`ud IuCal proct;(.1inga in t)fia ci,itter, atuo yenr extension i ra requents:d. 4.� If there are any qurstioran, plearre so tdvine. Sincerely, iR t.,�tid, I)rr•eideti` / hV2:1T3 C::'l;.;TOF .ilT, 11;C. e ' AQent for Applicnnt ` HU1M111-04'1 VAMIC CCn1F0^ATIG1: 1 j T..'tS:ve f F / I • CITY OF HunTInuon BEAN / P.O. BOX 190, CALIFORNIA 92648 PLANNING DEFT. (714) 536-5271 TO: HONORABLE MAYOR AND CITY COUNCIL FROM: Planning Department DATE: October 23, 1975 ATTN: David D. Rowlands, City Administrator RE: Final. Tract Map 8623 - All of Tentative Tract 8623: { Request for extension of time '.I c The attached transmittal from Schmid Development Inc. has requested a two year extension of time on the above referenced subdivision maps. The Planning Staff has reviewed the request and found it to be in conformance with the applicable provisions � governing such extensions of time. The Planning Staff, therefore. recommends that the requested extension of time he granted subject to all prior conditions of approval as amen0ed below. Final Tract No. 8623 1. Deposit of fees for water, sewer, drainage, engineering � I and inspections. { � f i 2. Bond for monuments. `. I 3. Bond for improvements. 4. Subdivision agreement. 5. Certificate of insurance. 6. The final map shall be recorded prior to expiration of Tentative Tract Map No. 6623 on November 20, 1977. Tentative Tract No. 8623 1. The tentative map and plan dated March 5, 1974, shall be the � approved layout. Any modifications, alterations or enlarge- i ments to existing structures shall be approved by the appropriate. City Department and officials, as required by City ordinance. 3 i Final Tract Map 8623 October 23, 1975 Page 2 2. The unimproved slope area adjacent to the parking area northerly of the existing structures shall be landscaped or otherwise improved for recreation and open space purposes. A plan for this area shall be submitted to the Planning Department for approval. 3. A survey shall be made, by an independent party or firm acceptable. to the City Building and Community Development Department, of the following elements of the existing structures: structural, electrical, plumbing, mechanical, drainage, and roofing. A report of said survey shall note deficiencies, if any, from applicable City ordinances and codes, and any items requiring re;-:iirs or replacement shall lie furnished to the City. A specific plan for corrective action, if recommended, shall also be submitted to the Secretary of the Planning Commission, who Shall approve or disapprove such plan within ten (10) days after submittal. The apprnved specific plan of ccrrect:ive action shall be fully implemented pziur to a final certificate of occupancy for the building, unless otherwise agreed to in writing by the developer, in which case a plan setting forth a time frame for compliance Shall be approved by the Secretary. 4. The Covenants, Conditions, and Restrictic:ns providing for a community association and for perpetual maintenance of the common areas and recreation areas shall he filed and subject to the approval of the Planning Department and City Attorney's office prior to the occupancy of any of the units as condominiums. 5. All units shall have assigned off-street. parking spaces. Respectfully submitted, Richard A. Harlow C� Director of Planning an ironmental Resources Ili/JldC/s i. � l J1 w • o % . . . -: ', tip,'`` �• •, 110 ' , , - , ♦�� .l • � I iCALL IN FUT o ACNE T Af TONO, 8623AND 4 15 ACRES lWAf INGTtMr BEACH M AMMM K". M'�'V"� y� � t �i of Huntington Beach ty P.O. Box 190 CALIFORNIA O2648 i 1 Sept.=Ljr 10► 1975 Safeco Title 825 N. Broadway Santa Ana, CA 92702 Attentidn: Sam Hildenb:and RE:: Tract Map No. 8623 l. f` Gentlemen: This is to inform you that all fees+ have been paid and conditions met on the above now-d trsct. You are free to record same at your convenience. Sincerely yours, �. Alicia H. Wentworth City Clerk t AM:10 i 1 s i I i I I t NOTICE OF COMPLIANCE WITH CONDITIONS ON TRACT AUTHORIZATION FOR RELEASE FOR RECORDING Tu: City Clerk Date FROM: PLANNING DEPARTMENT James W. Pali: I TRACT NO. RECREATION & PARKS FEES FAID Other: C1 i U,"f r_o ij I 1 ' a ure I I I w • I 110T ICL OF C014PLE-TIOIT VI'!H CONDITIONS (,If T10GTS /�UI'Nuj l.'1'JO►! FOR 1tf:Lf:A:;1: FOR 1'f:C'8)I1C TO: QTY CLEI(K DATE: jx x-L FROM: PUBLIC WORKS DEPARTMENT . E P. r& ' TRACT N0. ,Ekr3 DEVELOPER CONDITIONS: Date Deposit of f:es for water, sewer, drainage, engineering and inspection. . . . . . . . . . . . . . . .14 Bond for Improvement. . . . . . . . . . . . . . . . . . . . . . . Signature of Agreement. . . . . . . . . . . . . . . . . . . . . A 4 Certificate of Insurance. . . . . . . . . . . . . . . . . . : Bond forMonuments. . . . . . . . . . . . . . . . . . . . . . . . . Approval from County Surveyor. . . . . . . . . . . . . . Labor & Material Bond .. . . . . . . . . . . . . . . . . . . . . ; {{ other: AI gnature �c I II V i AA P,O. BOX 190, CALIFORNIA 97648 PLANNING DEPT. (714) 5 AY��TI""`""""""„"�"' NOES......._.................. ABSENT.................. »», ABSTAIN......... ..,. i TO: KNORABLE MAYOR AND CITY CUUNCIL A P P R DM-f/k,� FROM: Planning Department DATE: April 30, 1975 DENIED.......»»»».„-..,.,. ATTN: David D. Rowlands, City Administrator CONTINUED.....».».„.... RE: Vinal Tract Map_ 8623 -- All of Tentative Tract 8623 i Transmitted herewith is tt.e Final. Map of Tract No. 8623, being till of Tentative Tract Map No. 8623. Subdivider: Schmid Development, Inc. 1681 Langley Avenue Irvine, California 92705 J E:n. ineers bill Richardson and Associates 1?581 Irvine Blvd. , SuitN 200 Tustin, California 9266 ) Location: Ocean side of Pacific Coast Highway between 7th and 9th Streets b ?! Lots: 1 Acreage: 4. 215 Zone: Cl, Neighborhood Commercial, and Cl-0, Neighborhood Commercial combined with oil. I This map has been examined and certified by the Director of + Public Works and the Secretary to the Planning Commission as i being substantially in accordance with the tentative map as filed, amended and approved by the City Council.. i The City Council may approve the map, accept the offar of dedication and improvement subject ;:o completion of require- ments as shown, and instruct the City Clerk that she shall not affix her signature to the map nor release such map for preliminary processing by the County or for recordation until the following conditions have been complied with. Final %-ract Mup No. 8623 April 30, 1975 Page 2 1. Deposit of fees for water, sewer, drainage, engineering and inspections. 2. Bond for monuments. 3. Bond for improvements. 4. Subdivision agreement. 5. Certificate of insurance. 1 6. The final .map shall be recorded prior to expiration of Tentative Tract Map No. 8623 on November 20, 1975.. I , { Environmental Status: Under class 1 (k) of the State Guidelines, the conversion of the existing apartment into condominiums is exempt from the provisions of the California Environmental Quality Act of 1970. i Respectfully submi ed, I aichar4d /. Harlow Planning Director M RAH:F Attachment I � 1 • Ilk .� • ; ,fir ar ,, ;� 4b +�� • �.� • th e� r • r� 1000 . 0 ifist N1 rttT I I i FINAL TRACT 8623 '.�, TENTH IVAENTv JTOHO, 8623 ° 15LACRESMICH MWiTIMQ?ON SEA FLAMgWQ IXFT. I ; • Affidavit of Pro ication State of California ` County of Orange ss Oty of .Huntington Beach Genrge Farquhar. lying duly rworn an oath. says; That he Is a 0�citizen of the United States, over the age of twenty.oue years. That he is the printer aml p:,hlisher of the Huntington Beach News, a weekly newspaper of ger.�ral circulation printed and pub- lished in Huntington Beach, California and circulated In the said County of Orange and elsewhere, and published for the dlssemination of local and other news of a general character, and hrs a bona fade subscriptio,t list of paying subscribers, and said paper has been established, printed and publistwd In the State of California, and County of Orange, for at least one year neat before tl„e publication of the first Insertion of this notice; and the said newspaper is not Q devoted to the Interest of,or published for the entertainment of any particular class, prafaalon, trade, calling, rare or denumination, or any number they if. The Huntington Beach New was adjudicated n legal newspaper awttshad iM� tli.rnb Mrwr. MaU � of general clmtiation by Judge G. K. Scovel In tite Superior Court of Oran;e County,Caiiforr.at August 77th, 193T by order No.A-5931. NOTICE OF i�LIC A(1ILJ _ TIiMTgM�TI Mt OW CAN IsW� I Thet the ,._.. _ NE i1rflCti li t+ ltttlrr�NVpI MMM M Ik .WWWA ."-1st ri'. an. ( APPEAL TO DENIAL -- TFU'.CT j�AP I10. 862� Cft"W"r'40�!°�' ''�"' N. SbY .�wMYM G IM04r M1 of which the annexed Is a printed copy, was published In said news- :arrla w'. : hot'► ara 7ia1,FJA. Mr;W. si�N'"W90 s► of. — , I t" a�tl► ; paper at least ona SBeua PWOM. oortunencing frarn the� Y of -���__ day �:c ualMrrl��I1 M � � Ile M+'v�iM•'i+bwe�Mr is a ssedsMMNs� -New" 1i 19 and endfiyl oat the .� � day of bll;ty 7tf, rMdrk 4r-at rR rrsyI MM Wr„1a,� as+dw 0ONer wM.'A"M1i/rS tnrsYrMMa Ir �'1f.'M tlM tshr�f1�F�c WM� 1'J� both daye inclusive, and as often during said period and .tnhlrisi�ll Isw+s.rsr t limaa+.: `Yti td publication as said paper was regularly Issued, and in the � n°k "W �+M WW 4nss: "in Nil or A*W"at au M apped.: regular and entire issue of Bald pewspaper proper, Pnd not in a ; Frrssar bMurra-4M Mai.,04.ablsM i. supplement, and saJd notice was published therein on the following Ivei ft ON4b of the Cth.6M+1L:,.•�'. . dates, to-wit: tiAATltvr j MAY. Za 1974 bilsher Subscribed wW sw= to before tre t.Iis '}rd day of - may 19_7 r- ge hin Count ,Notary Public Y CHOMASD. WYLUj IVaIerY P, lie•Caltferala Mr C n�.ntn'OR E cirri SaPfemb�r 12, 1974 i • 1 toNy of Huntington,Mmcb (' County of Orange I State + f California 4ffidavitqfPublication of GEORGE FARQUHAR Publisher Huntington Beach News Filyd i Clark By~ Deputy Clerk I rub�ish 5/A/74 Foetcords MOTIC6 OF FMIC (�F � I v APPEAL TO DENIAL §§TAT TRACT MAP NO. 8623 N TIC! IS MRUY 049A! that a public hearlAt Will be bold by the City Cowell of the City of bmtinptan leach, is the Comeil } Chmbtr of the.Civic Center, bmtiagton leach, at tw bow of , or is soft tharsaftA,r as pueaibla, one the ML 20th day of ft .may • l!74 far the . �..,..• p�ph► of eoaaiderinp en appeal to the denial of Tentative Tract Hap No. 8623 by the City Planning Commission on April lb, 1914 ' to permit the conversion of the existing106 - uniC HI.tintingCfn Pacific Apartments to a statutory condomintaum, located at 711 Pacific Coast Highway, Huntington Beach, California. A legal description is on file Ln the Planning Department Office. All interested persots are invited to attaad Said haarLas ark I ;A;Pc`ess their opinlo" for or asainst said ep�p+E,► • lhurthsr inforaaticu far be obtained ifvoe, the Office of the City Mark. DATA:rev 1. 1974 Cirr OF- MMlIMUM ZWK I' h ' 1 r• Alicia X. earth City Clark 7tifcs sIA1�r wsst4.1.�C rYau:v�:6[i(h(16M1 IlI i1:4'T'I:ti 13T0. II ^rl f�( �/ O'Y 3k:A.�EI, CAIIil+t)1�1I.1� c*tt(F,iB ,ir April 25, 1974 NOTICE Or APPEAL OF HUNTINGrON BEACH PLANNING COMM-tSSIM DF1'iIAL OF TENTATIVE TRACT MAp 0623 CITY OF HUNTINMN BEAQi City Council R �n Y EI Rn City of Huntin tor_ Beach fWXrtc:� 'rr"CF ; 2000 M&in Street ,.7rndrhC11. 111f, Htvhtington Beach, California Attention: Alicia WentworthJtt City Clerk ` Honorable:Mayor and,Council Members: On April 26, 1974, the Planting Commission denied approval of Tentative Tract map 9623 submitted for approve? by Continental 14ulti-Homes, Inc. as agent for Huntington Pacific Corporation. By this writing, we hereby appeal such decision to the City council of Huntington Deacil and request thO City Council to overrule said decision and approve Tentative Tract Map 8623. We believe and are led to believe that the proper appeal procedure for this matter is pursuant to City Code Article 997 pertaining to the subdivision Chapter of the City Code and any appeals involved thereon. T1tez only other peaseible appeal procedure would bo pursuant to Article 9eet general appeals, which requirej a $75.0o fee to be paid by the applicant at the time notice of appeal is filed, We herewith enclose $75,00 for such fee if it is deteucined that it is required in thin matter its return. and if not we will appreciate Attached hereto for your information and as our grounds upon which we: deem ourselves aggrieved and for which we make this appeal is our "Statement by Applicant" and "Brief of the Property Owner% prepared by our attorne , yq. If there are any questions on this natter we will be glad to respond to stone. VerY truly yours, HMIT'TNGroH PACIFIC CORPORATION 13 Enclosures STATEMENT OF APPLICANT Tentative Tract Meg 8623 was filed March S, 1974 with the City of Huntington .Beach in order to obtain an approved subdivision map or. re,Yl property generally referred to as The Huntington Pacific Apartments at 711 Pacific Coast Highway, in this City. obtaining such subdivision map is a requirement of escrow conditions for the pending sale of The Huntington Pacific Apartments to a new owner, Continental Multi-Homes, Inc. The approved subdivision map is for the purpose of the proposed sale by Continental of the 106 residential units (apartments) of which the Fiu:itinaton Pacific Apartments is c.mprised, to individual howebuyers as condominiums ownerships of their respective units and a related interest in common areas of the:. presently existing Huntington Pacific Apartments. This is commonly referred to as a "condominium conversion" or "conversion to a condominium ownership" The law requires that prior to any sale of such units as condominiums i .at a e livision map be approved and that a State Commissioner of Real Estate Subdivision Public Report be obtained. This, Continental, is seeking i to do. This is all that is required to establish such condominium form of ownerships unless there is an express intent in a City ordinance to the contrary. The City Planning Staff and City Attorney's Office (Opinion 74-12) have interpreted and hold that the City's Planned Residential Development (PRD)provision (Article 931i,H.B.O.C.) regulates the conversion of an existing apartment structure to condominiums and requires approval of a Tentative Tract Map and the granting of a conditional use .permit meeting the requirements of PRD's Article 931 and not t-.e requirements of the Code under which an existing apartment structure was in fact constructed. ,I 1 1 f 7-4 ' Statemen"'--f Applicant - page 2 Based or. such interpretation, the City Planning Commission on April 16, 1974 denied approval of Tentative Tract Map 8623 for reasons stated in their Staffs report, i.e., not meeting required PRD common open space, required PRi) private patio areas and required PRD parking and for not filing an 1 applicetion for a conditional . e permit for a PRD pursuant to City{ Code, as they interpret such Code. The City'a determination that this proposed conversion to condominium ownership is a PRD within the intent of the City Code is based on the City Code definition (Section 9700.16(2)) of a PRD which is as follows. "Planned Residential Development. A land development designed and 3eveloped as a unit for individur'. ownership of dwelling I l units, with normal accessory residential uses, and permanently ! maintained common i props-ty with each res. dent having an undivided interest in the canmon area for use as parks, waterways, golf courseA, or other recreation areas tha'- are Integrated with the dwelling units for the sole enjoyment of residents within the development." We are of the opinion that the above PRD definition does not include condominiums -.id in particular would not includa the Huntington Pacific II' Apartments as converted to condominiums. Thus, we submit that Article 931 does not apply to our appUcation for approval of this subdivision mar. Attached hereto is our Brief prepared by the law firm of Lawler, Felix & Hall, our attorneys, further developing our viers and opinion on the legal aspects of this matter. Statemen. A Applicant - page 3 , I I The foregoing sets forth the details and background of this action and proposed actions now before City Council. We would like to now speak to the merits of condominium ownership vs. apartment rentals and why the Huntington Pacific Apartments, in particular, should be approved as a most acceptable condcmir,ium conversion. 1. We do not regard apartment renters or lessees as less desirable than homeowners but there is a generally held belief that residentl,%l homeowners take greater pride, rare and maintenance of their property than do i lessees of apartments. i y? Conversion to condominium cumnrships of the Huntington Pacific I Apartments will encourage and allow for this desirable Pride of owneaoh!p by each of the proposed 106 condominium homeowners. 2. It is important to the City that its beachfront area (the City's I "front window" as defined by the Urban band Institute's Report of 1965) be maintained to the highest standards. The present owners of Huntington Pacific Apartments have so maintained said beachfront apartments to the highest standards at considerable annual expenditure of maintenance costs. It is estimated that 30-40% of any apartment complex owners y;:osa rental income is required each year to cover maintenance cost. If Huntington Pacific Corporation were required to sell these apart- ments there is no guarantee that a new landlord of said apartments will spend } the necessary 30-40% of gross rentals each year to maintain this apartment structure at its present high level of standards. Subsequent landlords could allore deterioration of the building to occur to a level not desired by the City and yet the City would have limited recourse against such occurring. On the contzary, the operation of these 106 units as condaminiiun ownerships with Sta-emen. if, ApgLicint - page A resulting pride of ownership and binding, enforceable homeowner cond?tionn, covenants and restrictions will ensure the continued high level of ma ntenance of this property. 3. Litigation is expensive in bath time and money for both thu City and the private citizen and should be avoided unless a truly matter of importance is at stake. it is submitted that the condominium form of ownership is not objectionable to the City and that, in fact, it is more desired than the apartment renter status. It would seem, therefore, that the City's best .interest would not be served by its going to Court to oppose conversion to condominium ownerships, pdrticularly when their objection is not to the merits but is based on• a technical interpretation of a City ordinance intended to regular PRD's and not condominium ownerships in general. I g. :he question has been raised that to allow us to obtain the approved subdivision map, for which !re meet all the requirements, and to proceed with the sale of the 106 residential units as condominium ownerships would "open I the door" to like conversionn to condominiums of similar existing apartment structures in this city. In response to this, we submit that even if this would be so would it not ' be desirable or would the City prefer apartment renter status over fee simple or condominium ownerships. However, in any event, we do not feel that conversion to condominiums ownership of the Huntington Pacific Apartments will create an unalterable precedent as said apartments ars unique ir, that they are located on property zoned cc=nercial (C-]. and C-1-0) and it is probably the only large apartment structure located in any such ;.one in the City. At the time of the inception of such apartments a C-1 zone allowed such use. Furthermore, by City Code, •• st3temen, of Applicant page S a pR1D may only be applied to residential districts. This, of course, is the basis of one of our legal arguments in the attached Brief, but it also serves to illustrate the uniqueness; of the conversion to condominium ownership of i the Huntington Pacif-ic Apartments as oppose; to possible condominium conversion of other apartment structures in this City. i It is respectfully requested and recommended that because Tentative Tract Map 8623 is in conformity with the law and the ordinances of this City that i i approval of Tentative Tract Map E1623 be granted. KurINGTON PACIFIC CORPORATION i By �► ce President Attachment I it BRIEF OF THE PROPERTY 0'F OR, UWTINGTON PACIFIC CORPORATION In the Matter of TENTATIVE TRACT 14U NO. 8623 on Appeal Before the City Council of the City of Huntington Beach . I. STATEMENT OF FACTS In 1966, the City granted a variance permit to Huntington Pacific Corporation for the purpose of constructing apartments on a parcel zoned C-1 and C-1-0. 7%ese apartments, called Huntington Pacific ,Apartments, were then constructed in 1967-1968. Huntington Pacific Corporation now seeks approval of a tentative tract map which would permit conve:sion of these apartments to condominiums. The property on which the apartmants stand is currently zoned C-1 and C-1--0. i On March S, 1974, Continental Multi--Hosmear Inc. filed Tentative Tract Map 8623 as the authorized agent of and on behalf of the owner, Huntington Pacific Corporation, pursuant to Article 992 of the Huntington Beach Ordinance Code. On April 16, 1974, the Planning Commission improperly denied approval of the tenta- tive map because it believed Article 931 of the Huntington Beach Ordinance Code applied to the conversion of these apartments to condominiums. This appeal is taken from that decision pursuant to Article 997 of the Huntington Beach Code. rI. ISSUE Whether Article 931 of the Huntington Boach ordinance Code, pertaining to planned residential developments, applies i to the conversion of the Huntington Pacific Apartments to con- dsminiums, R i i 111. COUCLUSZON Article 931 dons not apply to +..he conversion of Huntington Pacific Apartments for the following reasons. (a) These apartments do not now and would not, after conversion, came within tho definition of a planned residential developm nt in 6 9700.16 (2) of the Huntington Beach Ordinance Code. (b) Article 931 applies only in zoned resi- dential districts (Ri j R2, R3 or. R4) , and the Huntington pacific Apartments are in districts zoned C-1 and C -1-0. ' (c) The scope of Article 931 is limited to } f those situations where there is a change in the use E of a building or property and the new use is a { planned residential davelopmer..t. Sinca conversion i of these apartments to condominiums is not a chauige �S in use under the Huntington Beach Code, Ar-tic:ls ' 1 �( 931 does not apply. i (d) Application of Article 937. to the con- version of these apartments to condominiums is I ! unconstitutional in that it violates Civil Code S 1370 which requires like structures to be treated in 4 like matuier under the zoning ordinances of a I city. 2. I I ' IV. ARGUMENT THE HUNTINGTON PACIFIC APARTMENTS AS CONVERTED TO CONDOMINIUMS WOULD NOT CO24E WITHIN THE DEFINITION OF "PLANNED RESIDENTIAL DEVELOPMENT" IN SECTION 9700.16 (2! OF THE HUNTINGTON BEACH CODE, AND ARTICLE 931 OF THAT CODE WHICH PERTAINS TO PLANNED ? RESIDENTIAL DEVELOPtMITS DOES NOT APP1M. Section 9700.16 (2) of the Huntington Beach Code (here- inafter called "H. B. Code") defines a "planned residential de- velopment" (hereinafter called "PRD") as follows-z "A land development designed and developed as a unit for individual ownership of dwelling units or sites or air space rights in the area occupied by said dwelling units, with normal accasaory resi- dential uses, and permanently maintained common property with each resident having an undivided in- terest in the common area for use as parks, water- , ways, golf courses, or other recreation areas that are integrated with the dwelling units for the sole enjoyment of residents within the development. " Thus eekch resident in a PRD must have an undivided interest in a "co=,on area for use au parks, waterways, golf courses, or other recreation areas". Since the Huntington Pacific Apartments do not have arty "parks, waterways, [or] golf courses", only if they have any "other recreation areas" as used in S 9700.16 (2) would these apartments satisfy this definition of a PRD. By the terms of § 9700.16 (2) , the hallways, stairs, sidewalks, parking lots and other conmmnon areas in which Uie owners :,,ould have an undivided interact do t.ct- sa»it3_y the re- quirements of 5 9700.16 (2) because these areas are rot used for recreation. The only co,,mwn facility in the Huntington Pacific Apartments used for recreation is the pool, and the. question is whether the pool at the Huntington pacific Apartments is an "other recreational facitlity" as used in 9700.16 (2) . 3. y It is a well settled rule of statutory construction that "Where general words follow the enumeration of particular classes of person:: or things, the general words will be construed as applicable only to persons or things of the sa,ze general nature or class as those enumerated. 45 Cal.Jur.2d 5 145, Pasadena University v. Los Angeles County, 190 a96, 9 (1923) . f t This rule is founded on the idea that if the general words were j i intended to prevail in their full and unrestricted sense, there would be no need for the special enumeration of the particular classes. one of the characteristics of "parks", "waterways" and "golf courses" is that they usually serve large residential areas or neighborhoods rather than one structure. The inclusion I of these specific classes of recreation areas indicates a legis- lative intent that PRD's are only those lanes developments which � S resemble neighborhoods or residential districts -- i.e. , a develop- met f I n consisting of numerous; structures, even though. one or wre of the structures may contain multiple dwelling units. Thus, "other recreational areas" mus;: '%"ve a simi- lar characteristic of serving a residential district or neigh- borhood consisting of numerous structures, with either single or multiple dwelling units. The Huntington Pacific Apartments do not have any such "other recreation areas", and thus they do not f311 within the definition of a PRD even if such individual dwelling units were owned as condominiums. These apartments as condominiums would fail to satisfy i another part of the definition of a PP.D. The language in g 9700.16 (2) which states that a PRD is a "land development . with normal accessory residential uses" indicates that a PRD I I 4. i 4 , i i I encompasses only those land developments which contain uses i f such as parks, playgrounds, or the like. These uses are de- sirable characteristics of most residential areas and as such are "normal accessory residential uses" . The requirement that y a PRD contain such uses ijs simply another manifestation of the I legislative intent that PRD's are land developments in the nature of neighborhoods or residential distracts, not land f� developments which are a single structure. i Certainly Huntington Pacific Apartments, a single St--ucture of 106 apartment units, with a pool, parking areas, rjid sidewalks cannot be a PRD within the definition of 5 9700.16 (2) . They have no "recreational areas" which are ana- logous to or come within the same class as "parks, waterways [or] golf courses" . Furthermore, these apartments are surround- ad by land which is zoned C-1 and C-31 and none of these lands have any of the "normal accessory residential' uses" referred to in 5 9700.16 (2) . By its terms, a-irticle 931 applies only to PRD's (5 9310) . Since the Huntington Pacific Apartments, when con- verted to condominiums would not come within the definition of PRD in S 9700.16(2) , Article 931 does not apply. ARTICLE 931 DOES NOT APPLY TO STRUCTURES WHICH DO NOT LIE WITHIN ZONED RESIDENTIAL DISTRICTS. SINCE THE HUNTINGTON PACIFIC APARTMENTS LIE WITHIN THE C-1 AND C--1-0 DISTRICT, ARTICLE 931 DOES NMT APPLY. The intent and purpose of Article 931 of the If. B. Codes is set forth in 5 9310, which says in part: " . In order to promote a better living environment, this article shall establish basic guidelines for approval, conditional approval, or denial of conditional use permits for planned resi- dential developments within certain residential districts of the city. Frnphasis added. ) 5. , r f It is thus clearly stated that the intent and purpose of Article 931 is to establish guidelines for approval of con- ditional use permits within residential districts. It iv a cardinal rule of statutory construction that the "primary and controlling consideration in the construction of statutes is the determination of and the giving effect to the legislative intent behind" the statute. 45 Cal.Jur.2d S 126, California Toll Bridge Autho�ty v. Kuchel, 40 Cal.2d 43, 251 P.2d 4 (1952) . Thus, the City Council and the Planning Coimnission are bound by the intent and purpose of Article 931 as stated in 5 9310, namely, that the Article is to be used for establishing guidelines Within residential districts. There is no provision in the H. R. Code which would authorize the application of Article 931 to PRD's in districts which are not zoned residential. other sections in the H. Z.. Code are in McCord with r the view that Article 931 applies only in zoned residential dis- tricts. Section 9260 provides that the Planned Development Suffix (-Pp) "may be attached to basic %esidential districts" j and property with this suffix must be devoloped as a PRD; 5 9262 Provides that the suffix "ma b y e attached to the P.1, R2 and R3 j ret de al districts." in addition, S 931.0.1 provides that PRD'a t "may be permitted in the R,,._lL Rz, R3 or R% districts subject to the issuance of a conditional use permit" (emphasis added throughout) . Though the language of these sections is permissive, r the use of permissive language in provisions which state those I 4 situations in which Article 931 can apply implies that the appli- cation of Article 931 is limited to those districts and it cannot i be applial in any other zoning districts. Because the property covered by Tract Map 8623 is zoned C-1 and C--1-0, the PltD 6. <;l• � t¢ 01 + 4 f t qM, +�1'� �v� ' �r � ,i.;�7} AG,,,E7�•r}ti;�� +t.i1'1r Yr' +Y`1h7,.',�+�`�,�: ti�i1 4Fs.,1.. ',i 4�,f,,'t�,"t''t'.•' .'i�.".i"s•}'^F' ,�A � i7yj,i �• „ x,.i , '+ � ,Jii ,. L✓ `1 r� yh . �. 411!"y7764 �',11' :h, i �'4 '• r� I. .•1• e y: a. E((1. ', I l.`' '� 1 `;7;k Y ,'.'�i"' ,( s ,r 't'�' rf� :�'. s "4 v1 t 4+1 t a't; �, 1 '1l'r •a'11'M„ 'a f, .�.'�I 'r, .t k'i �•I T; tG"{ 'K: (}. .y ei '"t' 'el x9'. '•'i)• �,4,f, '�','`+ Y:� yY, xi'!'•• 4J'( 1 .�, ,i �, J,, ,:, > v / ',< ''t;' }.4{ v ;f+' y i .,'�. ,rr ` 'a, , S+' i�. �' }, ,�r., 'F ,t ,?' r,fr S,,� ,,4,:'^•� 1,'� t,t.F:• +.'f �!i} �'. 4l', � %!'.'� `�k� NF' i, yYyy,���ti�',yf r'+ .i �+,t:5�}qr, p 'y',, 7W} 1�',Wj.� ,�,'. " ,k.y :':� M: r,sly, 1., '1. yt i- ..� • •5 =. F 51i i',r�'�y}'9x'1L ,. 7;'PY','i•'t, y�r.'•'I �f'1 V '' .'� 'b, l• ti:; ` � y y# i'f s i 5 ✓', �' i^, s• i1r {a."�a it ? 't, ' i.,` S s "r' s tfl' ''''•" '9:, t 't. '{ , iH $, ytr; �s,(14 ,s':+n. `i '.}+"i S 5.�. 4.:x�'• ,+ r '.�..'•. '�3 t ti..' �� '�� {p(•.1,. 'x ,l .+.. .` a1•y•.i •ii i .v ',1v�' xr s,. .�:. �"'', .;A'.;dt., 1' •�. i ff` � : ,"�, ,l'r.,F, ","{ `�•1,.t�il,5:. 1,((• yr s't .. ' {"'• ^ t�i v { t� -0° (�'• r' ( { r'1+1•. •`r: 1 4.i t ',.7.: ' r� 1{�� � s / n. i i..,. 1 + t ' '} L � .,a� xVf•' t x .C.� tta :=1`l.il, x',, iV -r 9 4yra:'4 r'1?ip x y'; �,s(� ' ?tl,. 1�',t+ltlr ,t 1 t ,r�' i s, �r .l.rr� Y , i•{ (�''�.`'� 1 �txt .ir 'E}t Se�Fi(t•''�( �` t anf,r .f'^,1' i,y J� S: 4+,'+ 4 r' i1 !,`ls�:: r` •lF 't i% ! �t i f = r +•` ' , s' ....� ,i'' " i �� Ad:..L'+al.l[.aa..Ll!�J._.tad.2•.Y� r t ` :...1 .1i±1eG.wt.i—.c.aY •�. .w:.31 :1:-...1:1•-yam.... t r� i sections of the if. B. Code, Article 931, cannot be applied to the Huntington Pacific Apartments. THE SCOPE OF ARTICLE 931 13 LIMITED TO THOSE STTUATIOI•IS WHERE TWERE IS A CHANGE IN THE USE OF A BUILDING OR PROPERTY AND THE. NEW USE IS A PLANNED RESIDENTIAL DEVELOPMENT. SINCE CONVERSION OF THESE APARTMENTS TO CONDOMINIUMS IS NOT A CHWIGE III USE UIIDER THE HUNTINGTON BEACH CODE, ARTICLE 931 DOES NOT APPLY. �1 The basic intent and purpose of Article 931, as set i�forth in 5 9310, is to establish "basic guidelines for approval, conditional approval, or denial of conditional use Derma" (emphasis added) for PRD's. Section 9840, in turn, provides that 1 "conditional use permits may be issued for any use or I ur ose for which a plan" (emphasis added) is required under i the Ii. B. Code. Furthermore, S 9840 states that the Article governing conditional use permits is directed toward insuring "the best acid n.ast appropriate use of property" (emphasis added) . Implicit in the scope of Article 931 as revealed i by these two sections is that Article 931 applies only in those cases where the use of a building or structure has changed and the new uae is a PRU. If the City takes the position that a conversion from i apartments to condominiums is a change in use of the Huntington Pacific Apartments then this would bc, contrary to the definition � of "use" as stated in a 9700.19 (1) : "The purpose for which land or it building or structure is designed, arranged, or intended or for which it is, or in tile future may be occupied or maintained." it should be clear from this definition that simply converting the form o: ownership of apartments to condominiums is not a i I 7. ,�} ,��., t f ,; . � ;9k�a�. � � '+� '� ry_�y;; �, y�, •>ry Irk ,� �,A, +g�1q,lg1�t4 7 •IR�`1+,."b11^'!,� �, 11't'i• �� r '�+ , '� ( ry�f 1,���,'i'te,7y;4ylll}��it'1'''" � 1"+ 1I5 .�I.M +•�,� 7r• + a YY WWi�• Y I7tr. i'yry/ jln i N.. i '.h.,iVs.4�tr Vy,:��• }1: � ' �• ���'�� is �$?'.✓C',Vl�. a ry�. �,%'t ' r q. , ail' r R � r,t j. `+�aY+���1".�{.1 ,x " t'r;,F'`( �•a'tir:' 6:y�. ,rJ,•:i, •ir1't��;,k 1�+6w.,1ts 7 .•k�,,;�\�'u 1" t'q }1: j� 1..,+•;a. ;f ,••t. ,++ y•,y,r'` �xsY,r`& #.1:'�"':'• �r'L:;'•T`>,��;t''"' .Y 1+! ri. ° ft "r,fir' ,.a' ,,fit e,` ti r.t;� .rtit ,#,,. a .r.pY #t r d n'• �i ,fir r, c .j•'�' "va; •`;' a`. t+ r, 1"/ .i' ,r 11 t„ 4'-'�• 7•' a ,r.a y 54�It • .t'{` li� r' !1,'e�,,. (. 1 :.�.j.na '•l'71 �'A. w••�'.`'•!4;xit, k s t'•., .'1 rQ.•,,5, 1 �. r{'.a��.. 4,r+, ,r,GM1r, v�lri• `' 1' +,1•,.�:5 ''v:4, •'�,,y;t.'.:F�,Z I�.; X '% •j. ! '' 1 + + rX�.Y • 1jhr' ,ys';.: , .. .,, .14 A. + , . M1 . � . , . ,•rh avr�x 4 -ri1: rr 1•.'r.. p,.7 �.�( t .•h. .i.i.l� •VS., :. � .„ +11+ r t1 ,a., �• i't: }+".M1�? aDIY t: l �'•'ri•K Y,f wr; °•1' n "�� 1 !, t• yl 1t�,'. \ j4.1�r+i+F' ,tr J+•ti' ,4.,v;+{�dl ,ttti yt�'a , n.'�'��i•'u'+�'au�'�il''� :.rAt 1 ;rt'_°j�r:.tY'i1,...xi.'.lr� . y:.....i..:1, t....:• •�..:.�..._,i4u:,,�l:�i. s:�itu:xirvi�tl �'c�i:.ii;b i chtuige in the "Ilse" of the structure; the purpose for which the apartments are designed, occupied and maintained is not changed i by such conversion. on the other hand, if the City claims that the use of i the apartments is not changed by conversion to condominiums, 1 1 then by virtue of 95 9310 and 9840, Article 931. does not apply. I The central feature of Article 931 is that it gives the City i the right, through file power to control the use of land and buildings, i.o control the design, layout, size, etc. of struc- tures within a PRD, and to insure that the structures satisfy the provisions of the H. B. Code. Thus, before the Planning Commission can possess the power to control the design, layout, size, etc. of buildings in a PRD, it must have the power to { control the use of the lard and buildings. The City rises not now have, nor when the apartments are , I converted will it have, the power to control the use of the i Huntington Pacific Apartments. Such power are it had has been � I fully exercised by the City and exhausted when it required 1 Huntington Pacific Corporation to conform to the various Code requirement, before it approved the variance permit in 1966. The present use of the Huntington Pacific Apartments u as con- trolled by the City as the Huntington Pacific Corporation went through the procedure of obtaining a variance permit in 1966 to build these apartments. The power to control- the use of the lard and buildings at that time was given to the City by the orovisions of tile: Fi. B. Code. But the exerc J,se of that power exhausted the City's power with respect to the 2ragent use of the property. Only a change of use would give the City additional rower to regulate the design, layout, size, etc. with respect to these apartments under Article 931. B. ' ,y lT' :fir ` 11 ( r ^ , ' i L � • f,�'��' 1 fi"' t '�V;+r t f.!t.yt�"•� r - 4 '�. ,le,�.l" ao.::'J�r v � �•�1. 1( „\ l 4'!ft�'�" •! �, j '�„S lt�a�i: ,w y. 'Ir,• t 'k' � �.¢p1��,�i'�k3: � � ��'At�,� •'rj�l��'(,�.�'�%�/' + 1 t='i I� .i �� +x• r� i 'J�� r`t''��IS>t 'i�*•+4'�•5 b�`'1., • 1 `}x. ry� }I At�Ff �tr racy i,,+',� ��'}Ayt�'` ?`;.!1"^'t rl. •.4 i #y� iq i 'Yi�r.'ri C'r;.(�,+ C C e �,•P. '�4f '�'``.4. 4' S ;�q .!§'�.TTT'^^:�"a ;,'t r .• ,rt a 17rryrl. !�.1 t' i""� r `i1."'i'� 5 A+ 7 V•,f. ,/�;•��+1, � r 1 l �! ,i`Y r{Y4y� 1'i!'A'•ti'.rs�,,�i4, rf I'.�� '.,.,ITT."!'; �' .�' 'y'" !� :i a•1 �•�„pia 1. .r 1! �rl '1,.� ,yh(',�,S)j.�i�l4��lpY.v,,.`; �I��� ,t •', .Ir Fl;Ii,'sb�7,�a.'r,r..�r•'�"}�r �,�':�.��•,f�. ..fi• .r �,'•/�/' •t'1 �'' lr'r,{s,as } 'j }' i (}A',I�.i.PC,I..j'' •sV,}' .f tYA+ '+a.� ,1•,. d' {(� y Iwl}•i {��+1 A'.ipy �,Y,`�[`,��.4r.+' # .4, f,Fr, �. hl"'� T J.� F; ,, ! [�r�,tl,� R{ �f,'"K'}71J11• fir. C1 �b ,�f�1' �zl• r7'I''�5�} •[ 7 ! ^ C' y f �i,^ • `'i \ '� F'.,, i', � •(\ 'l r�(�iitlti 1 "''y s�, „ D " ',M1 1 \ v '� �s,,�.• Y4:, '4� ..y, ��,• 1\i 1�'�,,;� '� , t�•. gjlfY• .ly't y, y� •�' },4 �d t h "5�;! 7•V^•�., J"1,, 1(+� �.',h' i,i:.•f�: f ` f T yi �'11.•�C". r s • I+ f: 41+ ';1�. �'7,�'Jr.'S � ! + ,.�': �. ¢i w� s � s\• A "�'�r'C?s`�.•" �. �L4 1r' A �. �i,,!A, rw p •�r° t yy�� i'''<' 1'r 1±h,9,".f Ik'1 Ii,;k. S, 1'1. .9;. I, a }.��•' 14 �'•1(6 y� 4�, i :;� `iQ.,.y., •q�'', r +< t�l,l`. '. 1�• �At" '�,, ,� t�;," ,, , �'�'� ,�,!'� .��a 4. ?I'� "t i{''k 14"�.,+ ;�„'tif, �Y^���''• 4 �.. {�'J '4'f,'� ,t) '# .'r4+1.1 ,�'' ' ��•M4...• •(s' i•.�..,'�. 'Et �,l+,,,'}.,�}'i!t .,�„• �dy t• 1 t.i 4. , � s.�.���1' �y1 '�"' ;r'� ' '( 't. � I a 1 �. ,�. y't{ 1,". „1'1 11,,'yy il.:l, �,, 2�:� i 11.1. .:, �. '1•. a P'. ! Y'y[M.f 1. { ( f�,•i.�'}1. t.� \ .'[. 1. ti.'t�.l5f,' .k 1. .'C d Pµ+' f"Y i r H �.l.y� 0`.1' 1 ' f,'.wi � Ali\ 1 1:1'' IH'�T }.. P A f rf.1 lY,47�`�•.�+ l1..rg7 >>` y J •'1•' .,1!\'I. „ 6�i'➢. I�f `�r•1'. �v.l.��` '• 'i! J rtaih'Y,�'t'�...1''t{ a 11 .!`��I �<4� �i,, �� r�.. ��w . .1IV.. fl af`'F��( sp. �' ,�. '}' i1 'Y'J'i `i.f'!�' Il:' 1 S, >r.a Y .M1 �..,., , � ;y',: '•4`F j.. rit�5', �.r��"'1;, es } ! +I i E '' 1 > ,iv }:t�} x4 'rr t:'. 1' i.i 1 \ �t '` G'SG'S!iifi37�{it:7ti 1i'«:i e�i::.l:. aCYa'1.�:uvfd.ti'a1itYJ L't.iL1 4s�: br, 't•; J' It should be pointed out that 111.mtington Pacific Corporation does not take the position that the City has no I power to enact and enforce certain standards with respect to these apartments under .its police power. What Huntington i Pacific Corporation does maintain, however, is that while the police power may allow some regulation, Article 931 dons not give the City the power to require conformance to the provi- sions therein Whore the apartn:ents are simply being converted J j to condominiums. { ANY CONSTRUCTION OF ARTICLE 931 APPLYING IT TO THE i CONVERSION OF HUNTINGTON PACIFIC APARTMENTS TO CON- t I DOMI21IU IS UNCONSTITUTIONAL IN THAT IT WOULD VIOLATE CIVIL CODE S 1370 WHICH DIRECTS THAT LIKE If STRUCTURES BE TR;,:ATED Ih LIKE MANNER UNDER THE ZON- ING 'ORDINANCES UNLESS A CONTRARY INTENT IS CLEARLY EXPRESSED, AND NO SUCH CONTRARY INTENT IS EXPRESSED IN THE HUNTINGTON BEACH CODE. t Civil Code 5 1370 says: ! "Unless t contrary intent is clearly expressed, local zoning cLdinances shall be construed to treat like structures, lots; or parcels in like manner regardless of whether the ownership thereof is divid- e—d-TaLsa e of con onus ums or into cormrurirty apart- ments as -defineZ In—define Sec on 11004 of the Business and i Professions Cade, rather than by lease of apartments, offices or stores. " (Emphasis added) i This is a clear declaration of legislative intent that, unless I "clearly expressed" to the contrary in a zoning ordinance, the provisions of the ordinance should be construed to treat like i structures in a like manner "regardless of whether the ownor- i :ship thereof is divided by sale of condomirituns" . In particular, this is an express statement of intent that the: mode of ownership of a structure should nu-1- be a .factor in the treatment of that structure under the zoning ordinances of a City. 9. r ;�- ; +��. 1¢. e y �. �,,�.. ,o-1 ,•, .�� .t � ''� lf. 1 � 3 Fi•1F 19 C• 7"�,(yya.;�": ,� A ice. gf t1v :,-y, 7. :,t•', i9+1 yy rrr. {.1k ,� a iy r.;. F F•.r .,4• V' Y7 3, I, � Y " �'1..�. .4yy,YrE��. � ��n .k1, Mt:.. ¢.t ^.4i+. .)r li 1 i 719,1 /i+:' .j'�a I :• M: �t r 4� !r y "•,,.� r" r rlt� �f t7'• ,�a. '� ¢• ``��"�j'J4,44_,`1'F� {� +l`• :yv j�,.1;�+yY l.J, 1 'Yti {,r� M .r ';M1�f•"',y,`..,j S%� r•;'�,a�tit " ',�3'�I'1�,;�..�.sa4"'�r�f,.jgl�h�`f� ry� t``•y,,..' ��• \ 1. �� I i'��� pyyT ,;15 ,{. s t�'r9� ,¢�Js.f., � ���`�• 't�d,1;""��`, i''•F+Y" 71 'I./r 1.V"r'a• _!r �� j' 1 1{r F.. !1 � IY1��.8F 1 .I E Sj �1 r r. i ! 17{ �u u1;1:��*af��pp�� a . ♦ rw.yy, + I �.i'7 4.ir:Yf.R;I "' �i. }, ..y}¢� e {',1 � 'W�:'� '1' '1��. 1`y. ..f`' �d4"]}''y!µ",{,4',Cf;.rr .r,,E''.4�j;rf+,: ��y`�' �,.�'i. �' J � .k,)li.' ,;t:,«"^eivY,�'��1-'r�Y�:,,'i.`.ati 26 „�•�'�. 1�. [:d�° •I � ..F 1«ie �',�'� �;'.F':,�^ }yp,}c^V, gjj r .7.1 " .f ,ti.f. r i' /'.1, £� ;}.,•fir' li ,f.! 4;I 4 4 IL 4 M1' y`k M y r �y.trM1, •1 t �.".i y�YI.M '« p ' .Y� p t.r;,` 'ry It".�'(A,t �L,''1'}?'vs�"`rd:Ai..:tr��M1l..li; I6' I.. t;hY P��'. �Y '.�.. ,, �•I.,J,' " .'4��t, �'`,.j .k :I. 't.}.a;,:�, s,?Y� i)'�"4. �+ ' '.}'f"��'t, �.,�,.1,.C,1j ', 3';1•:•, .r,a t'a,y.4'r r C.7��:�ia ,t a� 1 � y i,� �, 'rr.• ,� 'S!:'.� 'Ih, f,J v, ��1, ti+,1'4 ^�s t4 rY'.� tu,'y .H.� .,Mr �'�c�,�.� , ,g,•1'1r.'1.�:'y,"5;113. �',), '1,( .+.",a: {,4r.,;i M1, 0'71,„i.;r -01y !1.`. �'+, ayr:. '.4 �'i t" :�i t%a`�..t„ '",., y.,f',ti :c"i +aa.Y::i'i'1` rr�it r'Af 'ilf:Jy y6�7�i i h� •.�^� ;4 /,1,t e {r.��' ,' '�r( `,' * 'r �, �' J'�'r � ° I :t•,.. : y, 1 1 f t `� i ( a � ����1•'•'t+4'1 'lY't%,J'o ,,.1'LY+r..i1::1�La.:1'w.l:.'.1 '"'' '' 1.".L �a�i��i�..4:.•4t"..+J.1;...r...^..2:ai3.Q'�.:i::•«.:1Ltf .SS:�' .YG�"J.'iL��'1,f. a.,j rl:! •,..,1+r X;7( �f rtM ,��;[ rt;,,+M►"�. ,i1il�i.`.•L"�'Zr'Z.u:uac�i�.....:..t :si t } r,. �.y. • r t It is a basic rule of statutory construction that "effect- should be given to (the ordinance's) every word and clause, so that no part or provision will be useless or meaning- less". 45 Cal.Jur.2d 5 117 a , Los Angeles Count v. Frigbie, 19 Cal.2d 634, 122 P.2d 526 (1942) . Section 1370 does not simply require that a contrary intent be "expressed", but rather that such intent be "clearly expressed" in an ordinance before it can be construed to treat like structures differently. Thus, in order to give effect to the word "clearly" in construing Civil Code 5 1370, one must not only require that any contrary intent in the ordinance be expressed, but that it be expressed in such a fashion that it is clear and that it is without ambigu- ity or uncertainty that the governing body intended to treaty like structures differently under the zoning ordinances of the City. j A review of the zoning ordi-ancea of Huntington beach i shows that there is not even an expression of contrary intent in the }i. B. Code, let alone a "clear expression" of contrary intent, as would satisfy 5 1370 of the Civil Code. The city Attorneys Opinion No. 74-12, dated March 1.9, i 1974, states that the reference to "air space rights" Ji S 9700.16 (2) is the clear expression of contrary intent for reg- ulating condominiums under the PRD which fulfill the requirements � Of Civil Code § 1370. This is so, states the City Attorney, be- cause air space rights "are used exclusively in the condominium form of ownership". If the brief reference to "air apace rights" in 5 9700.16 (2) is meant to refer to condominiums, it is a curiously indirect definition, espeoialiy in view of the fact ° i that 5 781 Of the Civil Code, enacted in 1963 provides e f a very r 10. 1 1 � I k �` ''■l 'M ,. "5' ��' ''V" r�• 1'i{�,y� •fJ�, �1• :f:���� 5.'A {, {",_{'l dty'��Y�'���i1'�'��{��'y 7.�1! y,. ^ 'I . '{, �,, �', .1 .'"��` t�t•,;�.,'�� 2h, , 'W 4 9,��; I�ir,�� i, �, {�'� .� �ka: *,L�J '"" .Y+•. % ,1 t�k 1 MT k., ,.1 lr. y i..�r,•iI !+.1 "f ,y iY,.,t�. y` ;+}4"� �ti 4.,, r, .' f 4 4: .1' l•` ;; '�t�. elii,J..•„�, ,1 ,:,fL', S, , i,•.9 r 1' f r„ 1 t't 'qf 'r,l"Sr. V rt{ J 11;C�; Le,il i,i.'51'i l) Y4, t.2n., ;1•.+. '{• I•' a' r� 'd• P I" i.E'�LI �'.{[ f 1.f `f I 1 5,•„F.k. .,yA{ .ki .�1�' �`�."�f 'Aj'y.:J 1�� y{ 'P' I1'4' rir,r;:r,, f 111, 5�.�^ 1•�,',5'. y :'.1� i r{:' V. .r v lr ,'f" �,.'4'.h i !4:` 4 1•� "Y; T, 1 '�f ,�. I' , T. 11�,1� f. 11,I ,;;., 4 �•}, t,4. 'e, r ti.�;1 4 f�;}!;t'.'Qr r '* ',yr�,�•1�#. � 4�p;r;f�:,�.4.;,1 ,. ,�!� ;;� �,,:',;'i�'�� r,,,.,, !,l'... �' ,:�:k�y!•�. I'�s��5� r,li.( 1" ;4, ' ` . ' 5' .,' 1•. J:, 1�1 7 •It7'.�,'';R,�'f'�• �t, ..\ „I ��," ,,1',4'� ,1�'1�..�'�fyr "Y,•��4� Y..."Jr'r,•�I,ff. ,{i;f •�Y 7 ti J`:' r �' �i}`�;. \�, `;f •.f' �,. IM'.n!,��t�s fL7, tt 1�. f��g ,1„ ,{• '4,5.•v .ri'- � .t '�. 7' . !.. r,.; • ,.. ,.l', .}• � �, 1 S ..� ar � ,1�?; k .'1• ,� .'� •' 't • ,, �• y. ..'�5 .Ir ,i,t,,,,,' t;,,,{•„ r��• 11t y t( .. L I rw��f{',` �' +P''� 1.J 1i '! t...t"; tY +J''r.. ,,y„ r h 7 ,,r't• �iti'�,' r 4,i. C. Ir •.:.r, ;{�'. i i,. ;��li•.,�r+.5 ,} Ile] �''�'r r4��r,l.i '"r„�','�y'' �j v1. v/••1., it t.'� t'l,',S .7.4 r., r', �t'7.'•. .,7 .`,' � r t S i � h1.y:� t 7,;�,"�, P.� yr, t, 1,i. 11• ,♦ :"�q { 1 r II Ir�.,, ��,,; 1if�':Y �' '�, 5..•• .�?r �1 .� ! ,1fY:�M1 n;Y,!. y 'r, �,�,tii• ':K" 5h 1.. r{'.V'�'i ,+ .',.1{ ',r file { ''�,L A.:.S r J '1•r.tY'd,,. ��y'll';HrMS�'�':..�.I,�;� {•� .r�''�� F!vF:. �R.1t,','� , r '�. �..} ,ii.d 1,,;1i,�y. ,�.s h„i�:'CT i+.'.� fs: �, J t�a�{j,r�+„ :#V rJ•4 't ,/k V, a• J7 •�, (.,' r.: � rr 7 1h I!t ,�1►.S 1 '�',.Yr v` �{„ ',�•d ,1. ' .,..� "'i\+ 4s? '1 � £, �' y ,C' ';>I. ' � '1 l`f., '. '.(k:, � f���• '..��1`.," 15Jr F:,h'• ,`�. .�'• ( e1 ..1<,�' '4. �]°• ;tt..r..:a fir', v f i r.Jlfx , � ii.'•,1 t+; r �C.,}. r r ..y t.: S'.!, r'. 'h,: s i7 •'� ,:.. >I 1�. ,. , d�.uLrl F i�i1�,.+a:4�'i'1�1..u'r�v�i.1'i.'1�7�'�'r'; , �Yjs'�,isl�lt�iii:]'�.s:�1S:.-2'1::iti.L3Li::['.:4:.±:'.I�i'•.�lSrti'i.1�.iiw�lo'w 4"+:L.IL.�a:.L:fir:.. 1�•-La3�..t.,...:1`y Y,,.L.ICI1r��..J.e t r l clear definition of "condominium" which is the definition used in the Subdivision tdap Act, and as such applies to the present case: "A condominium is an estate in real property consisting of an undivided interest in common in a portion of a parcel of real property together with a separate interest in space in a residant;al, industrial or commercial building on such real prop- erty, such as an apartment, office or store. A condominium may include in addition a separate in- terest in other portions of such real property. "Such estate may, with respect to the duration of its enjoyment, be either (1) an estate of inheritance or *perpetual estate, (2) an estate for life, or (3) an estate for years, such as a leasehold or as subleasehold. " sectio n 783 is an example of a clear and certain definition of a "condominium." Given that this definition could have been used when Article 931 pertaining to PRD's was enacted into the H. B. Code, simply inserting the phrase "air space rights" in the definition of a PRD in 6 9700.16 (2) cannot be called the clear expression of contrary intent that "condominiums" be treated differently from "apartments." Another reason ;shy the definition of a P.RD in $ 9700.16(2) does not clearly include condominiums is that it only includes " occupied b• said dwelling air space rights in the area f g units," and most condominium owners own the physical dwelling unit in addition to "air space rights" and an undivided interest in common property. That the definition of a PRD in S 9700.16 (2) does not include both ownership of "air space rights" and the "dwelling unit" itself is evident from the use of the disjunctive ` "or" separating these phrases in that section. Not only is there no "clear expression" in the H. B. Code that "condominiums" should be governed by Article 931 while like structures (e.g. apartments) shall be governed by other 11 OM � ?, \ I +, � '7 tiI.R^4y�1'. ` C•"+,�'+! ��'•Y�{ .•l'+, �f7,{"�'4'�'1' ,'i,M.'�'�; `M")' (�,� 1,. •f ',�' � `y. lY,• •� 9M i ;�'¢`,/• •,w•dr+� �. �•Ii�1J^�1v� �l 4 �+ .f�l.• 1`I" 66r'd' S'�s�,E,�.1�i' (f�t:,..i,`�7,Y•$'"1i��)r�t�•,�1}`�IA7� "•.� �• , .y .I r } d'.4 1•••, YID';E, } .P• `''';'•a 'e 4'".,I. r,J, `a`a,!� •T�9'( ,r. d1 •"" '?' ! �, �`���+ .�ir+. '" 1v4 �; y I'.j •''j,a•r)il'+yl�.h�. .w5i �.f�s'' �� w�+,^, �S.,^'� i• �•.1+,;...� } f •:Y.4:1 t ``yy M a. 1 11 "I'4 11�.1 . 1 IC'.R ;,`:1'r,, t')i t,�„�. I.,1..•�.)X tiws::`'')..f ,.�..lr. kr.i�;v'•'•''J. 'r J " �''') �.2 ��. 1 'J" S'iXw $ A' r !Y'Y � 'H S•'RI. �. + Y ♦q:, ';S'.,a �,,.' .' i'.Y,. !, w 1 '�' •Y,;' . �• �,..�v.,r)•��i r. �".,4 � iF y rra�:. +� �. R�y,.,�;;j,•'�,''f¢' +• 1 1',i;; S$ '� r 1 I. .� �'' M � �•�'r A:,�'n t� Y .i�', IIr .).a ,.,,.. 'l, 'f'•, �,.�•�i �• CA 1•�'. "��t.a y wy,r :Xw: Jj, R ^nY 1" ^i' �• s4�".,. 'r;;! f i"' " 'r'.,a�nF'ry a A, bf G 'S�'i 1u, [• 5.11.11�. , 1 �( �C;,`•,.�•� ^„i,�•. 'w':� ! .L,S'� w X," .y.:.�,4�. f ' J }�'wt�` '.��t,)�: t', S'V,i��4 +�� "1`r��"N '�A':'• ?,,r s!+ ;Z'' 1,.'Y•► l k. .eY. d, .• h. �7 .11,. ,f.• wt'�!"!'.•w: .t �) ,'S�„+:. '/; •g,�� I•? I 1:.. , [.. �I' � �$ �� I• r^. S �, I C {} •d'n, ;6*. ,My '1 „jS' �,q1 w ,,• 1•.,, }.,��.. �'.,,I ..F'� ,:�'ba .•i t�2;•..,,,`I 4.:s•..1'�}j;,y a q•. '.1, t• .N•',I':R! �, .�'•tl 1 li: ;.I.a,k.'1:, •a d N+' � ' ,) 4' .'1• •11,4 ''•�.j•� it i..,Yr..'• f..i. 1• ;.)I;It i. '•a SI. ;y,, )ij ;�� •• .4{jV"!:'(.4A'•t,y" p '�'';,�'�""'•�"�'Y'�:'c'' /1 '�.r 1 �lf. ,#; •,',>�'.- ,4.,ti"�' .�,.,�,.''�,"� t , .�I. 1', qt '' 1` t `t' 1 1.1• '>':v w"F�'•�'•.ti'$,i� Ywwt, �;F,^. ��1.w �� I.i Yr''.ti�,".( 1'if.'. �.1. Rf ". I'S;•:1' y'.�•i� ,� ��..�.4.�;.')F: �iLu��.i.Siw'w:j.'�-.1 �AMLfi�.�i'�7+ l/� �iU'S:11 f :1L'.�.u� WUJ�L •1.fJ' s)Yi.+,iyh�' - `- provisions (such as Article 932) , there is every reason to believe that both "apartments" and "condominiums" should be I governed by Article 932. section 9700.1(2) defines "apartment" as: "A room or suite of two or more rooms which is designed or intended for uss and/or occupancy by only one family which may do its own cooking in said room or suite." Such a definition would clearly include a "condominium," and a reasonable interpretation of the H. B. Code as a whole indicates a legislative intent that apartments and condominiums be governed by Article 932. Not only are condominiums and apartment structures often alike, they are not infrequently, as when the units are converted, the same structure. A review of Article 931 shows that the requirements therein pertain to the si--e, accessibility, theme or concept, and diversification within the development. In addition, Article 931 sets forth requirements concerning den,. : ty, unit types, development entrances, setback, building height, water and sewers, recreational areas, lighting and pedestrian and traffic. Similarly, Article 932, pertaining to apartment standards, ban i I requiremente relating to density, unit type, setba�--'., building height, parking, recreational arpZs, lighting, landscaping and private streets or driveways. As care be seen, most, i ` not all, of the standards and requirements in tnese two Articles must be fulfilled during either the planning, design, or construction phase of the project. If the construction of apartments is governed by Article 932 but when converted are held ;:o the standards of Article 931 (as the 12. ;� r iq 27� i ,y '+r +1 'n +s t tip+ ryf7+ �9d;'i-+r:. P ti`' , .'$•' +V c '�' 'y. P 1 -,''q����pp,,'' +' " '�.. �'if�f�• ri: dj'..�'ue�.,1 l��r�"'!f tr, �`4�f N.'+ ,��}'/ 1 �''l''' i{ " � ,"tS. �jf.h4� ''i 1..�",�'hi"FtE�'Yf, Mi� e ' 1•.9,{.lt =,L u�(, I y i. il�� "•tr''. rl'`.' t. '" .1,?„ Y�,+lYr�' !. � .� �:5'Yr '+t�+r"wI i'.im }f�.i�""14:�,'��11,�w,{iu"�,'•+PYr:'y'';5�,`�;��""� .1.:�!� ,q, yy� 1 .{` ��� ! , {, x' •� '' y ( }#} ly { , 'y,k�'•{,{I •r" •JI to�' � 'r•� �(qt� yt ,{ •.�' i''a» '+ r• .r t ti. '"' '{'�,4 � ^+fr `' � "'�� ,7Y.�'fi J \ �v�>, 5 •xs ''`oR MI. " � rt t�`.. � }`•t�Y•, r �'• � �4 r '4'�` r v� r„t, gt`A^ r ` f•''•ti`.• � a� t t ({ + ! , ."%".idil' 4 L. f�,', +, w'"S1 i S!•r o i .r '�`:r� r,r. t t ,x. " "!';r, ✓.;� h' �" 'Y•4A,�',.,'G'".R�.77ti"41.('J`'i ,d:. : ti'+.-i :. �+�j. y•� ", ''�N'Y. '.�� bC,' .,i! "•..r' +4,'�.:'R`'1' „�, ,!. ${� �' ,'4•,•.' � ,"�'''R �+4 y r.• �}i'! 4 .4� r'•r 4, rs �• .�•i�., t � 't I .•( F �,��,,b ,.S -.�„ t�....��.,�,�'1r,' 'tM%' 2 t. :4n i��f'•'• �'' `� 1 +�M; l t.i+�„+�"�. +•!u ':Y r i{ p: w,' , t ;>'• 'e �., ti r, �' 7 T i. kY1° �.. r qyy r i M S l.•, + kr "t'' e i .ei• :'"T r�St,�r :.'tf ( '�',, j '�4' " �� ttY.+t .��+'' ,r� . �o:1.:' .," �I , V 4,.'f• t' � r;, +L•,r.,1.�''1 G' + •it 5 /flu •��' ��1 Y. � i 'hY• 4, r ,r',f. •.11t, �'� '�'' ..'lyW; /.•':} iY e + +� 1�LiL:.�►.x)3rl�.ilfi �1f�+iiE1iY+`<ieS :r'i+ '" F•: x.r,I! 5., �° 1 i',...n ti)' 4', �•� r r City Attorney's Opinion states they should be) , then it is clear that t}.ere can never be a conversion of an existing structure to condominiums. Such an outcome would be harsh and unfair. It is a well settled rule of statutory construction that, given a choice between two interpretations of a statute or ordinance, one reasonable and fair, the other harsh and unreasonable, the construction which leads to the more reasonable result must be followed. 45 Cal.Jur. 2d 5 116, lietro o�11tan Water District v. Adams, 32 Cal.2d 620, 197 P.2d 543 (1948) . The disapproval of Tract Hap 8623 would violate Civil Code 5 1370 because a "like (same) structure" is not being treated in a "Like manner" under the zoning ordinances, and there is no "clearly expressed" intent in the H. D. Code that "like structures" should be treated differently. The use of the phrase "air space rights" in § 9700.16 (2) is too nebulous to be held to refer to a condominium, especially in view of that definition of a "condominium" in Civil Code 5 783. That "air space rights" in 5 9700.16 (2) does not refer to condominiums at all is evidenced by the broad definition of an "apartment" in 5 9700.1 (2) , which includes coudominituns. In addition, the harsh cmd unreasonable result which would occur if apartments were held to the requirements of Article 932 when constructed bstt held to the requiremnts of Article 931 when conJertrd into condominiums indicates that the proper and reasonable construction of the H. H. Code in this regard is that Article 932 governs apartments, including condominiums, and Article 931 does not cover condominiums. This alone is reason enough to require that the statutory rule in Civic. Code 9 1.370 ba applied and that approval of the Tract Map 8623 should be granted. 13. ''f. r f� � �� +���'r3 ,r k"'{• '�+r,,!• �' � ;r �.�A,+ r }r`�•.+r� a 5 at�h r'r. -Y:� ���..� • t �.,�� r � �_'Z'rf rk t�$ ,;4 r.�p,i'. r+p t .r�• y t �,,ti �}' ,'�l.•��.;, b �� f�t1�., ,� ��AP }, 4�,. G t4� '!.�A'k✓��r' �•'t y �• •, r,` i 1 S� y'(�Yi4• {'dry �� ' �'hY'�W`�,1• ��"�i c�r�^: t. •t.�(�iLh•�td� ..�.�.; tr:'T� r.i:a• a � rt !.�•� 0... � ti r .� � ���,, ,�.,y t tih• ,F� G�6�t� r�tliw�h i i+�t "+�', t.77�{,¢•+ •� ,� C� '� ��"i *,;� 'f+ t r�.�'l:l. '1 y�� 'tT � r�r����S'i{�,•.�•�`�} q;� Y�}'4�.1�,•'"f'..�••�t.�J��'�y���k••.,�G� �',a?,•.1b.,,r„t 17� �+r ..r• ;<�,r;�.yil�r:d4•'..C�tkl�•iy� ,�'K'' 1+It�•t; �+yri'`(�`„¢+�tf+•'k .'t':a4�i;,' .f 1•. +,�+'� ti. '' y, t'i•�. Y,•d, � v�., y�E� 'f '11„ '�•�� t tp T�t ����i „���•, �` } r %i ,�� "�9'r�,.;.,� .j 1 ���r'','.,;;.fr'V,h�1�Y+�.,•,.,• &'�$'� {c!n��'j t: '.t �.,�';,?,l''t�}'�y� �`qf`„'.:rry�(� �. f�;f,�J,�f�t ��"�,;�'„ cti, �,Y.i�;�;h. ;\,� �r't,.i�'�t,':., �s�.1 2�lf.:Jt",y '� `' V• �' q� d�:��`A � �h: :' Y � Pl�,�,,r � � '•�� �•.1' 1 � '.;f. � 'h`r.�', �7 �4 ',7. '•� �. � i�•��iu:`�i1...�L... ,�� �•.��y f n i• }� c �.�.`,, t. ��+< �', r,+k 'L'.J�,.r.ry.h v,h. a }•. �P 7r.`�'1„�'�..... w�t• h+� �. �. � fl,�,t �f {�'�1'vq.��4s�r'�.t4.�f'`y a,.'�.�'.t••'�'y�i i��. ' •�Stlirll eYri�t�.,J�i..wi..u.�.:;::..��1...�a..:C:.�L' ti Al r'"t• r '�" �a���l'�v r���L �•..,� r •y..;,,;.lf.>l. f � . i V. REQUEST FOR RCLIEF Article 931 does not apply to the conversion of the Huntington Pacific Apartments to condominiums and any con- structioit which applies Article 931 to such conversion would violate 5 1370 of the Civil Code. For these reasons, the City Council should overvale the Planning Commission's action in denying approval of Tenta- tive Tract Map 8623 and should approve such map since it is in conformity with the provisions of law and with Article 992 of the Huntington Beach Ordinance Code. 11UNTIMnTON PACIFIC CORPORATION By i f i t i I 14 . I �If�kit�' r'"�'.9pp o a s��'`��.rY.�'i'.i,7����,�r'���y4;��:?�41.1�,f f..k yP.'���'o�;�1.,'�rs4,{•a�I,�''�':�AY:t+��Y�7�ii1�'��,:��;(+�}�yti Fb1oti�.��V±.(;','h'.�cJ,�.'�=�'i1 li.$@�4ir1�r\•y�r•7�,•l y,A,. y•/(F,4�.,�,`,,L�,'`';htp�th,tk�"y'•�Yy"S!y., yy�r1I,!,. '',�'1'r'�,''r.•'�rr;;�'h,�,�•,fii'b•7ti{"+,�y�'�1i`1�r't+�'�,�•,J►r.�'iI.'.}'"'JT��"•���:I��t��•„r''r}l�.��s'�7f1C14�-ir.11.,{�Mn��:.`.�7y''iy•r;1yri.��•"S/'°J'',kL,@��'"��h',�`�'�-F(,ri`•�lAP''tI+1 c. !�+�:�'.��'�r!�ri�{y�ru"y•"t h�,t't''��•,i.'.r�.'FC..ia„•�'e•.�rk+'•:��ry. ,N'X N 1,Y4 . `i),�•�.ii,;.x:'��r-':�•�',r .;..r.�.•..�P,vR SiI ''f(9J,.' r..��� � ,'S,'r\ '.q�;i+tr�'F; ,,�, s,1,�`'�;. •'��-�� .nw.1 �' r• ? S .va � ^�i•� •Y,� �',1�! l � 4 I.7� �J r "; C 17:'�`{ �l'i.l� { tr k' �'' �ey r N` � , Y ,w, � )F 7 �1 r' �,,t � ,.�,,,'�'.i<''�• j:;.' 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I rr A.'w� ' �c'��=w� w'� USE HALL POINT PEN ONLY — PRESS FIRMLY CASH RtCEIPT — o CITY OF HUNTINGTON BEACH ,, P.O. FJux 711 HUNTINGTON UEACH, CALIFORNIA 92648 1714) 536-5200 CITY TREASURER — AARREN G. HAIL DEPT. ISSU114G _DATE I RECEIVED FROM �.[;L j ADDRESS i FOR _ f � 1 AMOUNT RECEIVED ~ � CASH C} CHECKX S O Q RECEIVED ©Y _ y�Jl/Jl/[rLr f ACCOUNT AMOUNT j 4 1 i ^I Iv _ 74 La • C. O© TOTAL • O U No. ftk70 0. di i RPd. � !';.;•,��i•,, .5.y � :1k,�,. � �{ .�..�,�,�.�,,,���r+P�,'�yL�'1y �` ;.. .� '�•r�l'' �y� �' ;'v;'',.y•�• 1 r �•• 7 ' ;A (, r�, �.�'!'y! k.. 5 r :i• ��'' +{t f .aR 'W'6't A ! �' ,° ..�+,1 '+J r 1' ��' -71 p� 1•�� �y y� f, y� r, f �S; I se 1 �,. .7 4' .r... 'f"F !�s dt,��j r• h .r1. •' '"'}1' '� „�6"' �•,1 '>�.��: t i.t�rfy�K i ,�}� r ;h y"f•,�y� J�`y'��r gg 4',i?�1,F1,: tit+). r' ,�y��l�,W:'S' �.,���+!�,p l T• .„,.� • �. 5 h t +yy,,��,,,,.'J'L. i'. �., �'� d' �,�L �. {�, }.a ,' �" �,,.. a ff c��! 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I y CEIVEO C!_Fgx HIM rill •I '4711 PPR 26 fgj i r 1 i 1 � i I I I ft ap�T ') i � 1'(1. Q r y'ar S 3'(�' � ;� �7YY��1's17.''4'•{,y M•!'•� M�7}!v!'��I'4 ii 1�v'•;r31 aT�'.;���r�, •;L ;�w � r` y ,i;! �!, i 9, 1 "i 1.� i'., .�! .� ,�,.1, 1• 1+�1'.• �' ! "�,? y, �L�,•,iVv.,,.`',i�%�r.��1r �,q,,'1t"'•./elS• �N•� '"y , { y ,.p1F,. '1,; } '� ,:� ;��,. ;�� ., t ' ,tf•5�+��, '}�•11� �y"i,"(�'.i,:,.,.l;i•` rf,,..fit.. •l1•r1. f it 7'1 i Vl��k }� 'S�., •+' � ', �. ,i' ,tyJ, YF.. •,, 'n�' '•r"1' 1,".• ,A'','l y'� 5';•r.ti' t, N�(t'{'�'�•q�••. �k�''� , �yy� yy�Jji •yf, '1r•rL S% 'rt7y.ey 'I f; ` y3 .I• r va�7;.1} !'•: a J �, t,? 'C' r a� 4^' 'Js'F �.f.{ VT '��A'.afVr.�:r`,I^',�,�..�r'yr'�,�' i1 TM1: 10 �.yi�y;,:yf��al{. ,,IrN��,y,p!A"!'5�.1'LP��''j �'`I}{,1 �f' S.,{{�r r�j'%r. l'i+',1.+•y'"t�{,r:•�,,1�.�+��p��1 •r''i?fir:�,'�j•i'��! ,, '; !Ss �� ,��'4�. 1� •.y�rMr.,lf��aF.•�••yT.. �f,6'. �' ,�h.,. t i').�; .r�.; fY1.1' �.}.,,'� •3;.,.f''�.r7(•,rG�l '' "}. ,r`f,,rb'!'•,i�.y.,, YpJ; �;i �+` .� .1}�•i ,y' r Y., '� f.J' r �,i' !t'• :.'I .1}'1;��!'.f..)•. J .i`1.."�i � :r 'Yi,:�lr�'r{�'4 �+' }. fl.+,. ,.;rr .r ,�• v ,1, i f., �,,[� .r ,! �,, .,�.. i �a 'I, r 1 k. '!i1" 1,.,r,.,. t y•Arr, A, v 417, ,� L�"��`y,,'t1 ��P�.f� •�' •i•"x.r�;', '�'�'a'Y'��'. ''�}.•'1,,���. jt'�� 1j, .J,,il'� �%a.1 1l�; i y 3�'�,� i, fib. ,l'':illk .r r'd J ! '� .t t �V'1'n,r, "u r ql S.r A ,7 1.�•1 n( ,t '� lraV 1 r ;,li �,�1• i. `•�.)•.; ,., r ,l.':1x r° i�vli �ti! n,, 'qr ti �,••a'. 'h +�l .t � F. "q„�L.�'`i. ,� "O' i'y , :� ,:K�, ,i" r, !. �k. ,, ��.' ,q,,,1.,i,•1•,;! 1 ';v;�. '''i'�?t;+ .�' .i ''u4�', pp '{' f i + .t.. •J ,`,v r t• 4e� J, �1�'!•.��.Il, i�', r i �, i} tH. Y. 1 i. f �i J•'j .1, •!. 1 .� ;4 , 4' 6r1't` f� 'N }�e�.iv, ..f `��.%r r:i •,t'.: ,,a,►;�, i:.,r �'i'���."� �. e,V�7f , IE 4 f1• .1'�.,`.:rr.�t. ,i•,,, `, ,, r...,,.i : ��� r'+�„ "I^"y'lj1y � �,,,1' ,1,.. �. *�i 7•,J•,(.�fh{,Y�,a,!.r,i .r. [ys�:?'t;�?'�dR;:��.>`f�.f-• ;3;��F ',.� ;q,.•,,, .jP,, ,.r� ,t ��.��.�i,'i:1. +5', •.;.%7 r r' ry' ;,vS;•�::r ,G.,'}},y {�` rr, f' 'i, �� Ii4:�V .h{ a r•:, aS;. r ! Jlo-.,... ( va.r�., 7�r.11,4, •",0• •a, .' •'1 it�,+r�{�"S,✓�{�(��,�;'K,r§ +'rl y e �,�:'9a a. .IF''�;�,, •' ' 'iy,'�y,�'1 •� ... •1�'r.(S f;vl'{ •� }fy�S},...r,'.M`�• ��`,..1{^..•,"'� �; a.. v `, U: +��:�:..i!aLe.'ti.:.::li.lul.l.+.l,�i:le.i+l.'+.9 u'S ,thP{.►„ i1!;;" �.',�, `'.',r,�� ,3'' 'a�i� •S,+'ik�'•a�s��'�'.::�w...J:..,.t:Ci......Sar% 7 ..'S �:1u�.:.+t,.i'r.5.1.1..t� a S.�l V¢ , , I I DETACH STATEVENT BEFORE DEPOSITING 6108 YiNEM DETACHED AND PAID THE AEOYE CHECK OECOMES A 9 Tq�EACH CONVANY RECEIPT IN FULL PAYMENT of THE FDUOWIMG ACOUNT HW y DO NOT CHAK:E OR ALTER MO OTI:rx RUCIFT MECUTAAY 2110 Mein Street Huntington beach,Calif.92EA0 I Filing Fee for Notice of Appe al on Tract No. 8623 $75.00 �,a=ission dental of Tentative Tract 11ap 8623 Purpose; Appeal of pinnni.ng f l 1� 1 s"016f rim.Inc..in Aatela,Calif. .rr,v...- .v'.,.. .rv, ,.....,,...,,.. ,••,,,..n.ne,r,w•a•-s+« �'f'*r„'••s�',�.lk`FS%7:i� ' 7 1 +7•1,...�•'.,'rr .....e., .t'.. ....,.._ ..... ......,t . �..•. ...:G'.:..v.: r• I I •1 III I ,may 1 yMIN r f l ' � .�• i t�! y�# 4�����;,�i ��,. �'ri),, fili , , 0. , ' X .v,r t.`., (C•F41•i�. ." 4:r.�rr 14¢r'vr tR' 11:d, d� y. 'r� •r,' f ri� ,�i,Yi r�r>` 'f+,'i�'•.�'�'�J,�'�` r'�+ l� ,�.;�3rvv'i} Ir,;�,,1�• •}l��r(!�•�;;t�tS{I�'�;,, u•' a I J v v• 1.4 r C� �yy L,�y ;41, �11,'r' �f.' `+'' �' � '.�Y •'�Yrf°'..'r� rq'yv 1, M�+ ,`'��.1't'kST, '}t ,''�•'E r' i�„�N;I ., +•!', t'1.. yr) .�A;p' 1 �'^' T. 1K {1 '.•vl t r ,`r i, v� rr1�r%y�r, r��% �1. °,. rt•�' r`r v• ,�v 11 ��.I ArL; '`"1 ��h.., :t�,f•R. 'it �•,.}l.; .vll, ',bl"C�'�nt.r .}'{'�l 'Y.Y .�,.rY.r1a•`j•.ar•�f. h ,.�L ,Iv}t�� dR .'1Y,1:•v{'4}{'fY,.j v�;!' '1�'�'1 yV ^ �, 1 :S• 'h r,r }r •+r, ).:r•. rC��' v t:.1r 4�.�iy `.e y y; l l .1.:+.a,5"'•' y'l.� ;"N �'�'� � lL'' F vi:.�...;r ;t.5'%• � '�� },•1 'I;+N Y. r,E r{ 1 ��'S ��. v �F 1�}r. �w ,r' 's.tt <<''• e�@6..d:1t,9�• •1` 8yfay: t �ia.L•J.�:L�r}i�d'..L 1' I f �J Huntington Beach Planning Commission P.O. BOX 190 CALIFORNIA 0264e f TO: Honorable Mayor and City Council FROM: Planning Commission DATE: May 20, 1974 ATTN: David D. Rowlands, City Administrator RC: TENTATIVE TRACT MAP NO. 8623 - APPEAL Ap ep llant: Huntington Pacific Corp. 2110 Main Street Huntington Beach, Calif. Location t 711 Pacific Coast Highway Request: To convert the existing 106-unit Huntington pacific 1 Apartments to a statutory condominium. PLANNING COMMISSION ACTION: Denied: April 16, 1974 Vote: AYES: Bazil, Kerins, Wallin; Boyle NOES: None ABSENT: None ABSTAIN: Geiger, Higgins, Porter SUMMARY OF STAFF REPORT: The developer of the existing 106-unit. apartment project originally filed Use Permit 65-15 in 1965 for permission to construct the i complex. Howruver, said application was continued to allow the State time to establish the boundary along the west. During this delay residential uses were repeale% out of the C1 District, therefore, the applicant filed a subsequent application I (U.V. 66-63) for perml.ssion to construct the complex. Use Permit No. 65•-15 and Use Variance No. 66-63 were then approved by the City on December 6, 1966 which allowed construction of these: 106 units. Under Class l(k) of the State Guidelines, the conversion of the existing apartment into 7ondominiums is exempt from the provisions of the California Environmental Quality Act of 1970. ry• r•w �. a fqF^"% '� 'i" ! .i' �' i 'F,5'K•. iU } � n 7•t' �`,� �:, r r �J �,���• Y' S��r��0 ��!, '� � r y tk �,,"� ' +' ��5.4• vl',?p+ ).,yr •'1��';'� 1 �.,, �", r ;�� 3.Y. �t, "!' '�tV�j,, 1 ',� �'1 S r�,1• .r''�'. �i` r y,N',:r't''�,1�i6.�+5.'� ,!< '1 .• 1 .;. �, 'r, .l .`��r a'• 'ti..: r,• L t d S; �. . � t. !f�' t.l,. r„i� ,.• i.�'• ;��j G �,I c, j 3 .,� � >. ' •a',a. � 1 ,1,,•;.r 1'j' tiry r ,5f{�:,+i!lK:,j;.', �,' !1S !'�`�•, � .,�.'�'�• r 'i"•, { �t y� 'Fir'. rR t� '}FD t:'!: r.��:i 4;.,11.,',••�•:tit 'r1.1+• ,r,f' .�';•� i' N$;,.,�. t.. I `yf, x•f '.•', ,, ,,'' t.!�,• •}!','At:;t t,,.. ., >,} •.' :•1i.,' Y OV41, �'t+* ,ry'• 1ir�'i,',`•, ., ++y,�.'i P: (,.<' '` r y ! , �. ,ifh', 'r1er�i. ,r. ,' !''�. •yy¢y''r,'':�pry !•�f.�4' 1� + �U °f't�y ��, :M .iy Gr�• i,� `,��ti+_x(.i.i, , 1Rw,:"1. r t r'�,.1+.1 '8'!:�'.'4 !% .r,;..• 1:jY''{• r.• r r> .�y '•'r• 11 r�Y }•�l` '� 1 .i �h,�' r• �`�,1���'' r•' � !' �.4 ! } , 'e , 1� s yyr• # 1,r k Y ! VI' 1,' .�" �',3 ,� w,.. �,,j:<< •.:r""'i.� iS' r4 '�'�,' �, iJe `r`!'r,C ;��,��,°'�t ,,,�}r3rr�t'a. �''rn'Ciy2.;�'+b'%C�.;rf,',�;'�'y rg?,jjlt,•.e; i'y.,r .•p�r ,.9r �y'f '.n�',#Y `U'3' �, r:'Mikc,�3�i �1 '+Y�'�,�}fit„t; i.r .a�,,}4��'i�,, .,t .�4�'J•y�i•,i'•' '� �• ,, '�..,C, Y' iC`.g� r 1,.�,,. §�•1! � e•�i; p5, �i'�1 ;,,i� ;h.,.R„ •� 1 ,��rti,j �r?•?rr+ ,�n,•Er,.Aetri r; �.��ri;yf!'�.M1ut}� S.wY'`,,,�� Y'�i••,ti'.! {.tZ ,F!�`" A•.t ' 4 1�' r !�J!}'},?,r"j+1.•;t,.,• .�' 'i ,.i 'rr,+{ ,'4 CSr;+', �7'�' r, ,. .T'f'T4 t i '�''�',i`,. .,,i' '1' .i �'�.'••St •.�:1:� I)..J;'.,i J. ti! l"'�i;,+,1�'S�'. 7 I:�r�'1F{"6� ,f 7•,tr�.'�'4y (6�'•. 1 1•;'. � '�'r�.1 1 � �e .`,�,,}`�l�',Ii � 1� 5`% ';{'•rF,,,.Cel4,ry.rt •,A•.S. S �`•, ,�,. .'d �''�r•r,Yr�y�r(h• r. r.o�.,. :,�,�5,�.1,•�.!'t �rt,r{y{Jff1•iy;, .r,+rts,'�, •1 i ;f�(?"r.;!J", .ri ,., �'�,,,ryl• ,!t,l�r'�'+�.• +�,pg�i�A..,�' d'iia,! 5 .r r�i }.,.,.'• `•�:kr.,,}'a•, y. b• ••r5" ,!Y,'... •,}, .�•'. .',• ,y.;L`+Clip,..., 'Y t.}.., ,ref'` 1,"� (L,y. ;�•, 41(.`r .: ,.l �1\"k'.Now tad,�},ir�r• f.�.r'r/l �F 1• y�%{rt:, y 1'.c' h, tf�1 rY" i1(�1 t °.Y4.`�'.. ,1 i., .,; �r :.M.a..'i.i'r'1J.�A1�.�r .r,'t',.•�.! 6.iWi..'iLld.r.1.J,'i+Y�f..ifi:��I:�ai�:ii•J.P.�:�14.i13�.!'.t.1.a�+.,2'i,l:,i::5'.iL..1fLS.:l:�i4.'1t�..�� 1"1' "p�.r.1.a..:..� .....�.5:•..:i.::i:.:L...cl;':'.tt..: x� ll..+..rr;.� M PAGE 2 The staff report indicated to the Commission the follc'ring: 1. Refusal of the developer to file a Conditional Use Permit to be processed simultaneously with tentative tract 8�r23 as required by Article 931 to permit the conversion of apartments to condominiums. 2. The development does not conform to the provisions contained in Article 931 for parking, common open space, and private patio areas. 3. Failure of the developer to file rezoning for a subsequent change in Din trict classification that allows said use of land, R building or premises. , ADDITIONAL INFORMATION: The Planning Commission denied Tcntative Tract No. 8623 for the following reasons: + 1. The proposed project does not conform to development standards contained in Article 931 of the Huntington Beach Code. I ' Specifically: r a, Section 9310.20: the maximura building height shall not ll� oxceed thirty-five (35) feet. The proposal indicates a 1 height of 45 feet. b. Section 9310.11: requires private patios to have a minimum da.mension of 12 feet. The proposal indicates the first floor apartments have patios with dimensions 7, 8, and 10 feet. C. Section 9310.22: requires 251 off-street parking spaces. The proposal indicates 231 spaces or 20 spaces less than required. d. Section 9310.27 (h) : requires a recreation area containing at least ten thousand (10,000) square feet with a minimum dimension of 50 feet and an average of one hundred (100) feet. The proposal' s largest recreation area ;s 2,800 square feet with a minimum dimension of 40 feet. e. Section 9310.28 : requires a 30-inch box tree for each i residential unit. The proposal indicates considerably i less than the required number of ;.reel. { 2. The present C1 zoning (neighborhood commercial) does not i allow said use of the land, building and premises for ? residential purposes. The applicant has not filed for a zone change which would allow the proposed resident--'al use of the land. �,°j!.9°• S..0.�' >�' nry�•�1�.#..,y ' zz''} S v. ..� 3'�" r ,r k'. 1l�'+ �t•NE`�5,�.<� '�ff�? �;.;t'Fy `''� ,�,•� ,t r J �"7'�'''�' +•`r'��;A:..::i: ,��' ;•V Yr �I #•',1!i .l "'J ,4v•I',+ Sv' 1'fd ��'�, f �, �V�4, 17�y�y•Ct�`h',w%1 .1�.ssi s• rA' �;p,: ,i t a, �• � I" r' f 1,,^� " P}' V1 R••r1 ii .Str jt yr�Y' ' , S iBY' " •! r n ','.;4 :� }kttr,'a'Wr�. )�!F .�' .�sl , '! i�4 s' j q,i1, ';T t.l.t. t �'�1•.1' d;! r• } "�,? /� 'j, t' 1� c�.� �'�+ ..�'T••�+�' ,' ,�'lv.,��q�,; �, -.l ,rt 4., t.!' '.,,'!•� .;. a � J��1 ; ,.>i.�, ,` •�, �, f,, r �r eta y P•� 'L'�+•' ! y � f .r 1'•s Y ,j] � �. r' f!� � �i'•i, 1 �SiV• 1•, � f. '� '�'il;• •4 ��'� �� Gr':,. .'Y' +�ffe � t\4r', �,*„r�� y Y" ['i � i�'tiA',':a '''!s5"�t�ti r'I�Iflrt' �'�'• 5 ,r.�. Srr �I.y4'r�y ,X1�.., ��!�yh�'.� ¢ ' .�,".kj+t;�:���;''� r •,#y�,.�;'��t�•fur M �'"��• t�,.:�' /=�, r�S�')•+� �'1,'A�i'1�"•,.r f;f '''� +'., '4} 4,} � ��..t.,1.� >h• t ' ,4?': {• r�}�, +, Stit ,,. ;}� 1,1,F i.`1 Is�r;�•� r +v• . � .ii.4' i��f,, '� �. t;',SV�i• ;F �. a�4.'"�. ;' �i r�„4i �'t Z rt. 1.�t. 1,?tl.v 'r ^j„ �•'r•"a„ r.4. f i"l•1r� ..t � '3 f, ,�•'. �.� �"' fy•. 1,�5,{ ,'•��!�'�t r f 1' � t{5 tiVi.' 6 , ,•� R t � .�p;�'1,,!iT,��t'� 1 +.i', � ti�$ ,.r+;li rJ i.�',''' b� q•11•• �,,'� .. i' , w Y', h:�"rt,":'; T 'f 1;. x ,t 5... i' � -rr, . �••M t �r•" r•: ..f, �t�,,.: 4. �,�. i•,�:�t r))r'^ �f� �, j y r N.•i,,�' I" ;� �S Jsr re � 1 ,�r � 1``'' 'ti.,:i r;F:,y�'•,f)P fr�;:, . .. .��. 1., ,.;�. r,h''•+5, Ir 1•. 4; ,,.t t,�.;�(.��•'►+<�i I'1".*" R'1;`1"`y r+,r•5.t4�I •1 1( q ! ",!=s 7' ior1A. ri lr t. i i1:::.,rl;�s•,,� 1 ;,ry + y A••r }ti 1. V.(', syS t, ".�' t•• l/�'t 1 1 f. a P. t� ,B�F 1 s t '� it 7 (�iV'7�'y yt t +1 �• ra k i ti ,� t s'•:f,; v.�} 2' ��.: Y,'.t- Y. V +�"�' Y 1 +a 7l 'fii r�•.+},+�1.."�. ',E1� `si'si.�.it�r Ll:°�tl '�:ih]t�11�'l:�l..r�. Ix.•:.a.:_Si:..ria+i�A:.l�l1'�»�,..eft.�1.x.1,IlG�it�+,;2'..lari.::1.r,1.+�;.ry.l+.i:.1:i..4;�``C}i.:.. 1^ r j PAGE 3 3. The developer did not 'Zile a Conditional Use Perm;.t application to accompany the tentative tract application as required by Section 9310.1. SUPPORTING INFORMATION SUBMITTED HEREWITH: 1. Staff report 2. Area Map i Respectfully, r ' ) a ; Richard A. Harlow !! Secretary `1I i RAH:JMC:me Attachments 1I 1 r r � r , I I i I i .,. ... .,. _.. .. f. .. .. ... , • ... •• ..f •1'..+'tea•.t, Y n 'TyiffA' 'LVH TR#CT NO. :3 _ . �110 DATEt 3/5/74 APPLICANTS continental Multi-.Seas, Inc ZONES C1 am C1-0 1102 Broadway Santa Monica, CA 90401 SUBDIVIDER:Huntington Pacific Corp. 2110 Drain St. Huntington Beach, CA ENGINEER: R. M. Galloway & Assoc. , Inc. P. 0. Box 1995 Nnwport Beach, CA (i 4` T=T10N: 713. Pacific Coast Highway UQUESTs 1 lot subdivision i (apartment/condo conversion) i ' GENERAL INFORMATION: i Tentative Map 8623 was filed with the Planning Department on March 5, 1974 for permission to convert the existing 106-unit Huntington Pacific apartments to a statutory condominium. BACKGROUND INFORMATION: The developer of the existing 106-unit apartment project originally filed Use Permit 65-15 in 1965 for permission to construct the complex. However, said application vats continued to allow the State time to establish the boundary along the west. Aloo during this delay residential unitst had been repealed out of the Cl District therefore, the applicant filed a subsequent application (U.V. 66-63) for permission to construct the complex. Use Permit 65-15 and Use Variance 66-63 were then approved by the City on December. 6, 1966 wt:ich allowed construction of these 106 units an subject 4.2+-acre parcel of land. PRESENT LAND USE AND ZONING: t ! Subject •property is zoned Cl Neighborhood Commercial and developed with 10( apartment units. All surrounding property, e:ccept where the complex abuts Pacifi„` Coast Highway, in zoned CF11 and has been purchaaeu by the: State for beach recreational activities. GENERAL PLAN% The Laird Use Element of the General Plan has subject property shown for beach use. s 4. ! y� TENTATIVE TRACT NO. 8623 PAGE 2 ENVIROVI'IENTAL STATUS: Under Class l(k) of the State Guidelines, the conversion of the existing apartment into condominiums is exempt from the provisions of the California Environmental Quality hct of 1970. r SUBDIVISION CONP-ITTEE REVIEW: i� The Subdivision Committee reviewed Tentative Tract Map fin. W3 at the March 28, 1974 Co=ittee meeting. At that tiowo copiss of City Attorney Opinion 74-12 were given to the developer and cther members ;present. Mr. George PutnAme representative of the developer, was informed that he could j� requeat a continuance on the map to allow time for filing 4 for Lhe proper zoning and a Conditional Use Permit which is required by Article 931 to be processed simultaneously with a tentative tract map for approval of a Planned Residential 1 Development. Mr. Putnam stated that they would pursat the conversion on the tentative map without filing of a Conditional use rarmit. The Committee then informed Mr. Putnam that based on his decision the recommendation to the Planning Commission would be for denlal of Tentative Tract No. 8623. t ST:.TISTICAL I11PORMATYON: r Building construction plans of the existing apartment indicate the plan is deficient pursuant to the provision of Article 931 in the following areas: common open space, private patio areas, and required parking. RECOMMENDATIONS: In view of the above information, the Suhdivinion Cor=ittee recommends denial of Tentative Tract Map 9623 for the >~ollowing 'I reasons: I. Failure of the developer to file a Conditional Une Permit to be processed simultaneously with tentative tract 8623 as required by Article 931 to permit the conversion of apartment to condominium. Z. The development does not conform to the provisions containod in Article 931 for parking, common open space, and privato patio axeau. 3. Failure of the developer to file rezoning for a subsequent change in District classification that allowz said une of land, building or premises. Attachment JP:mc t err y i ) V' ��♦i i �� ;• LTV `� \\ �a �\a a t I p 1609 SQA-L9 IN PUT AL TENTA VE TRA T NO. 8623 � z Cc ON Ul AND Cl- 0 ��� 4,215 ACRES ►nsrtwcmN 111..sn HUNTINGTON BEUN PLAPHIM DEFT. l w.C1• TENTATIVE • TRACT INTO. 8623 i IN THE CITY OF HUNTINGTON BEACII, 1 IN THE COUNTY OF ORANGE. •! i IN THE STATE OF CALIFORMIA, •� . . ro# irAraforr rorpoaar/rft poirwis rMAlr !MI .rvav/f's/rM M4i ,flr »,MtI • ai/rf A iYa.>/r/l.Gr N MKlll /e • Mf(Y/IrIl11 r/r/I/C .•!Iq NI as a/u 11 a!A/..vlc ."As.rArrlr .• .{ Ira ru.rlf,rarrmarlr.Islfr,/l ♦ N ���!! 11 • f((/oa•w:Ib.+•II'Ir•,r I/JJl7/Jw/IJ AM# %!/,I,f,• r!Ha/SLAY Jr,rl r/A rJr/lAro,Af t, ' 414 r � YOxrIMi•r► ,u'I r1•r1+•li /111r . y Awl lro+orlr,urrf a 4000.ej r.fn h ar riuorfr l Ailolrlrll,/r� � f1T/ i 9 11 all Mt / / - A1tr~1 ot1((,rA still do 0 a1fYs rrf a.rt�.• iM+�.�• � / ♦ *rsrtt .�_� l I • • h 1 {/ rrt wN•II I•Y u/ 1 IL '00voror! I/ i.v. i 1 lasco (S 1�14 -" I