HomeMy WebLinkAboutZone Change 81-4 - Mola Development Corporation - E side of s '
> INTNR --
ApPIxVVED BY CITY COUNOtL
Su erior CAurt
.
Q►TnR
'." .. STA'I'G OF CALIFORNIA
In and for the Com-ty of Orange
IF
r !�
C
RK � �
CITY OF HUNTiNSTON BEACH9 CITY LE
� ,v ����
4ilozi
ldLr .
U PUBLIC HEARING 81-4
State of C AIM)Mia 1
County of Orange Isa x,'flgriQrl.��ICA} '�'4
i Yiirrt
Rita J Righter
That I sm and at all tines herein mrntbined was a ritiren of icr,tNi,r�rMMrli;e�rwir�rutt.�b
the United Stal".ewer the axe of twenty'rne yrars,and that I6164
� staurissf � �
am not a party to, nor interentrrl in the awvr rntlord mntter; f� or,�
that 1 am the princil)a)clerk of the printer of the t ,rrtyrstt {f.
�n��iec�N w!tM
HURTINGTO BEACH ND. "VIEW S j',� i ..a ,.►w
. a aewspapct of rear.rat rtrl-krfattnrt,in%isheil in the f.ity�,f ►u M'* ++�1�4� .
tarixtts�►It° 4
HUNTINGTON BEACH
>t �"11fir k s t
Cuttltty of Otanitr ant! wl►it:h r,rw•«(sa(«rr if, pu{1I►rhrd fs,r the alwtbrrrtt�++IsrL' ''
diseminstion of local news and intrlhgvtsce of a I;rnrral t hnra(• ;std sI1►'�r+i � �`
n which . ,►t ul{ t{n►rr+ h�trin mentimwil hod Mat aR
let, and w l is now t saerr i
and still lut.t a bona fide*u1«rrip6f,n list of payinc Auh+crif r
and which nevespaptr ha► burn r0al,liahr•1, forittled mv) prsh• bw►04 4)Itarw 1#►'O .
lirhed at regular intrr.04 in the "id County �4 Orim f„r n lt+rn:M+r� +' �
perlott exceeding nne yrar; liar tl}r notitr, r,f which the
1<sst+rL tttry! ►Atrt •,
stimed }s a printer! ropy, },ns !Mere Isuhli+hid in the ti ular t 1Y(W.mi�t
a uws N t t l not 'n n •sus ,Irrtirtlt Itr.Ilt.tC�l Yet '►4
ttad rntira tlt�ttr, r f said r t,n( , n tt n t Ally (( `
tiifw1f,on the fall„wing dates,it)%A: t� ttt�rl
t Wit►aGt, tst " r
Iteart A«+r"Al+d � IilKt:� F�;
Mt y 21, 1981
I .vrtify bat tloc6rr) !slitter 1.4 malty of(,crj}art' thyt th. feetg,
..'` itr'A itr true and rwrr^�.
�`' I)at:+bat. •, . ,. Garden Grove
r.
21St Ftgy 81
Catif►'.rnia�.�}'i� . . . .dtty,,�t ,• .., . )P.• ..-
Un. CAP-
�f� f tir!r.,,letre
4'
!!
T1 Y.i t lr
RE E OR CITY COUNT ABC • ■CAN .,.
_ Date` May 21, 1981
. Subrtittad'to: Honorable. Mayor and City Counci 1
la i
Submitted by: Char] es W. , Thompson, City AdministratoF
Prepared by: Department of Development Services �..,
� ..
Subject: ZONE CHANGE NO. 81-..4
{: Statement of Issue, Recommendation, Analysis, Funding Source, Alternat►we Actions, Attachments:
., STATEMENT OF IczUE:
71
i.
Transmitted for the City Council ' s consideration is Zone Change
a No. 81-4, a request to rezone 12. 5 acres of property from R3-18
(Medium High Density Residential - 18 units per gross acre) to
R3-23 (Medium High D�:nsity Residential - 23 units per gross acre) .
FiEC��MMENDAT70N:
The Planning Conmiission and Planning Staff has recor trended that
the City Council: approve Zone Change No. 81--4 .
ANAL . . i.
APPLICANT: t-Iola Development Corporation
LOCA'T' ON: East side of Bolsa C;hica Street, approxin.ately 663 ft .
south of: Warner ltvr.nue.
EST: C'hange of zoni.nq on 12. 5 acres of property from R3-18
to 10-23.
PLANNING COMMISSION ACTTON ON 14AY _5, 1981
ON MOTION BY KE14EF;ICK AND SECOND 13Y VAUIa1i;, Z01 1 CflANr�: ran. a1- 4
WAS AFF" +OVF:: 'C7t� itt;CC�Mt"Sf:..3I'�t'1`2'xU}I "t'p TF1C t:.i'I'Y C"C,3Ut1C:II, I"Ut": 111`�t7PTION
WI'l"fI THE ~oLaL,Uw3tvr, rZNr.)I�.cov I3Y '1'm FOL1,011Itit, VOTE-
FINDINGS:
I j
1. The proposed R 3-23 zoning is Consistent with the C'i,t:y ' s
T+t, General Ill ,
.4$._.
?. '7"z't' propused ir',cr;.!ase3 in t�eo xity Will riot: i ncrea s�., t l e �
'* load can public facilities in a manne.�r- which trculd r:`:xce(ed
`r9 the capacity of such fe—il it:ics,
' The proposed inere;tuse in den�it v- will not: cause an increase
iP. t:.-raf,i.c which i`, substantial in 1,!:a1ation to t;�:ri e x i :t:: nrl
` traffic load arxci cfracity of the stave[ system.
Rt
r
t
'v#'x'h•»Ir) r''t�,+Jih$4X„r.. ^'. T.".,n....r X4, 1., ti ..,..,..,.. tt- ,a,r_ t-.1
jig. "•'�.•, w C. !C• t P'tt i K, ;. r+f S 4 .4 t, k;� i; # J - � f '4�`
- �r.l. r. 'i:1 1 '� },S•, t r .r! ••d�k . .t 1 4 • .r, r+ � r_ {. .fir.
SY�•! sl F!i r 4 r•t h t •t 5 ,
VI
Pag., Twa 4
f.
' f 4 . The proposed incre..;se in density will not adversely, affect ;>
living" candi.tions- in': the surrounding neighbortiaod.
AYES:, . ,` Bannistor, Aenefidk, Winchell, Paone,
> aOES: Fortes, .4Schumacher
ABSEltT: 'None ,
ABSTAIN: None
DISCUSS TONS
81--4 is a request to rezone a 12.5 acre site located :
' zone Ghanye No.
on the, east, side of Bolsa Chica Street, south of Warner Avenue from
R2_18 (Medium High Density Residential - 18 units per gross acre)
to R3-23 (Medium High Density Residential -- 23 units per gross
acre) . The .applicant has requested the zone change for reasons
stated in. the attached letter dated April 24, 1981.
on December 16, 1980, the Planning Commission appx.n ed Condl :ional
Use Permit No. 79--23 :and Tentative Tract No. 10853 i or development
of a 224 unit condominium project on the site. The P1 finning
Commission' s decision was appealed to the City Council and upheld
by the Council on January 19, 1981 . On April 15, 1981, the
applicant began removing a large quantity of petroleum basad
acid/sludge .material from the site in accordance with condition:3
required by the City of Huntington Coach and State Department of:
Health Services. Excavation of hazardous materials on the site
Is projected to continue through the car ly r3umuner. months.
' - In Apr! 1, 1979, Zone Change No. 79-2 was approved rezoning the
subject site from Rl, K2, and R3 to R3 -1.8» The rc'c;uc-st: was made
to average the zoning designation:; in order to allow a single
project that could be developed over zoning botandarSeB without
requiring that specific areas within thQ project; would be higher
density than other arean of the project. When averaged, the
previous zoning c+eslrinations on the site yielded 10 unitr, lots,
acre.
The applicant is now r. equest,ing that, thetoning density on tic.
site be conu�ic�nsur�aticw with the c:ur-cant land use :ic�raignation ill
the General Plan whir-h would t:tlow 23 units r)+'r acre. The soutbo-r. n
5.47 acr/-,s of the* nite are designated High Density on the bans] Use j
Element. ':'he nnre}j 7. 24 acrescat the site are designated Medium
k ''r Density on the '.sand Use Element (maAimum 1.5 units/gross acre) .
�r+ There. is no upper limit fixed to the Ifigh Uenalty designation
KA on the Land Use Element in t:rlll Of maximum units per gross
c:r ticwcver, the maximumdcnsit}r a1.? awec3 for, esi.dential I
wx
development In a High Density a. ea as set forth in Division 9
4t ` is 35 units/acre. When averaged together, the Medium Density
port-ion of the subject site 0 . 02 acres, r:aximutn 1.5 units,/ac:ro)
anci ]High Density portion of the site. (5 . 47 acres, maximum ;t5
unit/acre} Airould -allow '.23 uni.t s acre under tho p-rcf;ent ciesignat_icori
on the Land Use Element of the General r l-an.
3
f�.
rE
•y„"xy r x'r' , w j
��u��e°Lt.'a�� 4� i�...' 3";.:.F,r'r ek`.:k: .+l t•.`tt,,,t .._.,v 9 r.i':f t _.__., .. , r I"__.'. ... ,_ -` r ...._...i__... .. ......... .. .. r: ..3�x�i1
Page`..Ttiree ;
,• }^. r:
Thee prebent R3 •18 zoning on :he. property.: allows a maximum of
225 units. if.'the.•property.were .rezoned to R3-23, a maximum of
288 units:. could be constructed on the site
In 'the staff ' s analysis presented to the Planning Commission, it .
was indicated that the increased density, which would be allowed
: ''°, ' under the current proposal would not overload the City' s service
facilities or circulation system. The Planning Staff and Planning
Commission .have concluded that the proposed zone change will not
adversely impact the surrounding community. As indicatL above,
the project is consistent with the current land use designation
in the General Plan and will not adversely impart the City ' s
existing infrastructure.
ENVIRONMENTAL STATUS:
Pursuant to the environmental regulations in effect at this time, i
the Vepartment of Development Services poste-d :craft Negative
Declaration No. 81-25 for ten (10) days and no comments, either
Com-
mission.. d The staff a��a P.tarir,in o
verbal or written were receive e s g
mission, in its initial study of the project has recommended j
that a Negative Declaration be issued for Zone Change No. 81-4.
The Negative Declaration is supplemented by Environmental Impact
Report No. 80--5 which assessed the proposal for development of
a 224 unit condominium project on the property. Prior to action
on Zone Change No. 81-4 , it is necessary for the City Council
to review and adopt Negative Declaration No. 81-25 .
FUNDING SOURCE:
Not a��pticable.
a LT sRN11'['IV : AC:'1'IUN:
The alternative to the recurrurtendat:ion by t:hc Planning Commission/
Planning Staff is to retain the exist^in( 113-18 zoning on the.
prroperty.
y
' SUPPORTING;xING INFORMATION:
hF .
;. 1 . Area Map
2, Ordinance
3, Planning Co,,runi.s:•:ion May 5, 1981 Staff Report.
4
4. Letter fr. orri 1q)plicant dcaLcd I-pril ? 1 , i981
4K
r9�
,r t;
Y�
y� r .fir•. �j*. ,. , '•_•' '1. ' � �
► PLAI+IFlIf4G `` ° ZONING' " DM`3w.
{ j S�E C.T I C 'I A l . DISTRICT MAP M-51 ! t �.►
t j. . NOTE' f.
I,�TtO 4/9LY1 /1,.t10 hi MaW fM ♦r11t :. - ';i
} 1 ( N. fC.( 23.0-4 AN rrAT V rfr
i ! r�r G5Y Ci`,CITY'..
�� Jl. .' OF
CA" at7L ORPNUht[ N0. n.u. e�IrTIWowI'm ei•r.•
y r.n
a•, L areru twit ro, •r w 4"�!!IL LEGEND
3r
10-1:19 i fear t-t-11 N, w+t r..r,r K1Ct� OflYT
R J TI IGT+ NBEACH a.f.1a. to.t It.C•i1 � a#4`f*"A T aTw[T
9-1:4tla. firm I2•1 )► n)= twos rAonta fAr.• wts"KS MAT,Kt
••1.1a1 list a.t:.rt rnt �jj TK I•rgf•ff4 aft M+►cT t
i{,`.',,'r•' • ' , - - 0-16-441 It.t o-S•ra is"
1tY17 rfaetwr�a Air. vaTenT�eY
1 r / •-Mej rr t•r•Ta t=af fwwwwTT r•eartr=/f6 Adz q.l=rSTr.eT .
F C?�t,AnCE C.C'rUN11 , CALIFORNATA :„ =.r•T>
AMENDO'Dr VHE CASE NO •. *.•, ,u
)st.ltl.ata.41JLf..,u41,ts-+s,ft-4.ar-,t :•a a. Is/t _•
- uTa.cr v.r
IMar.1,01.M.41 3.T:.4.1`F 14tt TT•1,Tt•t>:eL Ta f,l'}�t•/,/6•D,ri.�.t't C„'1•Ast ATrftt♦iM.ed off
t-rt•T1 tTt,
n►tt. t et•Tt nTt
f. ff
WARNER y AVE
..t' C4...=, R"S lo1c�[r" RI .- RI _ jr..-.—RL_
......,t+al.l!.r�-:.._..
3._rrt+-..,...� 1� � �� ���,u?:iMt._._.��!.. � 1-.-_ -!"_-S"•, .._....._.X_.�r�� �} % 'f /'•
t R2 - - R2 1,. �{ Is� RI i��'I ~ ., � ' i , ,r q,� C$
` ..r,: �.... ^ a ► R! IJ� a (a/ ;rtr�tt{'�;J� ��� ,+w,/•r="G'1" i �].R._..l.fL..-.M.-Jli1
r ,R2 n 1� }�� �•f j ~' f FI ►il r�l *.� i:) .i RI/ ' ,, R �f
_ I '� cw Rl�r..wr•• � r i
RI
R •f► N,.4t.IV14!. . ... . . ._...�L�--1� �S' /� ) .'` ." RI
i .� � _ ,a. r••A � t r tl r•f
. j - �� .. �•L L �•`C''.R)�
v ..
11 ., � RI RI
f at C F •E
� `�` , •.. Ito S,N1� ,Rt;,, Nt 'j , :e 3j Imo) a r
tz
.. Cr- . , .. l .._. ��
fit
� �• � /,� f1i �� tL
HI
ill �•�. _ ,_. ;5I ..__..__._}y�
ly
c
J•IIrFMrMw/r.w.M„rVM,<lwM�R M.,MHNµ1MIw.MVW
.,t.�r '�`°`'�a}.2e-.}.P'".5?;,.� <..,.,tk,.,;tT.. ` :�`ti'" x�5a�r• + ...�.a,, ,5,��� �' -.a. .. _____.._ -..__ _.._ -- — — ......__.__ _. ,. ._. • � .. .. .. ...''.;,."':,..
■nir wr�L�n r�wL�r�i i��� �r�r�n�t
\ yr• ts, . .. ��
r SECTIONA DISTRICT Mqp 29. 5 I I`,
f 1i 'CITY . 'OF LEGEND
= U- N-TINkyl.rp
ON BVACH
W,:
4Q ANG GOUN�TY'. CALIFORNIA
,r
USE OF PROPERTY MAP
r' w t 9 • � *0NER AV
&J L CY
ry? A � �r •�� ,."µ : �_"�.7. !. iwr 7r •.w+T1 �-.,.,.—w-.__.
CF-R
ji
i WARNER AL1 E. ( ' ` , ` ►.. t Zi.t�.J.i s i
.. ar.��.wrr • r it i rT n.�� iy _ -_- r' r.
r ,'1
t 'No
rtl
E-1
' r
1 `"
a .
aria.�' ._.- .i• f\`i ���ti ., . . '\ . .. .. . ... .. _. _ _ .. ; �t!'
i fy}
1
..1•.f Sr �F - •
7 .1 .1,! t r`, S'}t ,I Y:' . `f: ^',I •I r t�
�: '.
•
4twiW64to n :be6ch r�welopm sew�ca�s `dep rtmsnt
r ; ' ►
err iREP.ORT M�
wli ii� •f'
TO: Planning Corrunission
' t• FROM: Vevelopme' nt: Services '
.DATE: . 'relay 5, 1981
ONE CHANGE. NU. F41-4 / NEGATIVE DECLARATION NO
81-
25
APPLICANT: Mola Development. Corp. DATE ACCEPTED:
t 808 Adams Ave.
~April 13 , 19a1
Huntg . Beach , Ca . 92648
MANDATORY PRGCESSIrIG. DATE:
REQUEST: To permit a change of zone July 3, 1961
from R--3-18 to R-3-23
ZONE: R-3-25
LOCATION : Subject ,property i, locelt:ed
at East side of Bolsa Chiccl
St. approx . 663 feet, South GI:NEEU,L PT 'S23 :
of Warner Av :. Mediur nsity/trigh Density
ACREAGE: 1.7. 5 acres
ExrsTING USE;:
via ca n t
120 SUGGESTED D ACTION:
i
The staff rc�corr7rncnd�; that t:hr�► Plea nnl nq C ommi .::� i on rcrrsri mended to th•c
City Council approval of ZoneCt��arar�c No. 81-4 bat-r_d on tlic findings
contained In Soct:ion i. 0.
. o -.rw raP,rl
�.•M:Eit�r' Ic7r,c� MATT ON: j
A,r "uyM•r•• rr "••.ynN..+W+r.w.....+...+»r"w•"."w .sa ..w
Lone Chiancie too. 81-4 is a rer;ttont to re-one a .1 " . a acre l oclrt ed can
the east si•tle of 1101 ";La C.111va :;t.reet i.approxirnrat-el y 603 f t. . soi t h, or
Warner Avenue fr; rrr It3--18 (rla�tfiiam-1lf.cta 1)c:n�:ii:y l:cfa.l.cic�nt.ital. -- ryicthtr:a�n
units per gro.:, l:aci.,-0 . . The applicant: hill; 1'C"(plet.t.ed the ?once (-,1rc.ange
for reaconu stated in the gat-t-ache-1 luttvi- dated i1pr'il 24 , ) 981. .
Un Der,.r,mber 16, ,1.98 t`), t<he Pl a rzni nq Cv,!.rr.r ►.=r 1 c7r� approved C'ot�r3 a t.f t�trl-a.1 Use
f'ertrti L tic). 79 -23 i.ind Tentat Jve 'Cract. Vo. 10853 for r1evr.r1oE'ment. of. ..i
224 unit: condominium pI't��(.`•�'t: r)fa t��L? f,l. G{.:'. `I�1rf.► r'1annint] .�rlrtt:!li,::ir.tf)11 t"
A
dc-catsi,ar► wa* alr-walv(l tothe City c:'(wru-i •l and 11pheld by t:he Council
on January 19, 1981 .
.s,.
x�/Fk
'w3 G
!t
r R•f ►, F" 1
i 5r'
z.
S Y
aro•t5 ' MAY' S r,
��"s"r ..{f, ?'C.s.eY ar"f,!? ... t r.d 3:', t.• t, ,_� s
PE.ANNING; ZO.J:Nu DM-33 .. '
OANI AL ; D ( S T P I C T�• M A-P p: .28-5-'I
1 .`r;){•t14 tt.vdtl 1! YLC NOTE
f L.I I M Rh�•4.• r.+ f�w1 •R ..
�, 1.. ,.' _ � �I■■� / � l.111 .t,�MI♦�'{ 1.�•�.tl Lt•�1 rA •.r•.+4 !/I+II M' r. IN lM!/4
tvt pot, :rl•.-413 !I!tC w LCGTJ.D+�
J•V'ta13 tGCn ri a 12, r+
Ift I-11"10
BEA
IO.T.tN3 ,LOCI rS rt rr Rr •r n.r a •r/
�r
f . ♦t • ♦ . ..L .rn; • , -rrr :!..'! �y... ..,,••.!.•.(t'. 1:,-.•r�• 1•s
0 1)
It AN it
AVEN 7CD'13V ZOI.0 :ACC tr't ► ;, er •,, s..r•. t cti'.
.r
lfJ•x1,JM,4F.flC1.3JG,at•r.•N-a,a/.tt t•••,m +•r _
Or,to•,at,y•t� 3,.• 1J• t!rr►. .. . t,r . a.r �,• .
i In
y.. /r'of t. 1
i
• r
r .4 � F R'tw t c
. `'•." •tt.f..�r1. .., Y +,..tt/_.t � . 7' /t 4.LiC..._. _, 1, .t" C+ f
Pi C4
fi'� '• �, •J �; �, is R+ i� {tr. •:4,.t,,.. ... .Y .r•:•• .) ,Ia1,.... .. .. ..._ .../'�
ei
t 'r1 t` RZ
R3 i3
�t �3 /J1 Rt
At L
lo
Rl
z C- 8
..•' t�,•..iJ:J•J ' ri to JJw - t ,, '�} ,
1•
YI•.rn/..�!,b'r,•'ll!M. •..MM.'•!.•Y M..✓w ,••,•R�++••M•,+••..+ M' r..w•u. .ra
y- iM�F'�'Y'..r•.Aa fir.•u'��:-a w W". .""'",.2.,..,. . M..? .•.„;.:;.
i�i}s i t h< ,t: a .r% , - a -• ,t.
..hange No.
fR 'Pigs: Two
On 'Apri"l" 15, 1981, the applicant began removing a large quantity of .
j :petroleum- rased acid sludge material. from the site in accordance with
a; conditions. required: by the City and State Department of Hea? th Services.
Excavation of hazardous waste materials on the site is projected to
continue:' through the spring and early summer months.
3 . 0 SUM WiY• OF ISSUES
The major issues of concern regarding the pr.)posed zone change are as
follows:
• l. Is the proposal consistent with the Ci ty ' s General Plan?
2. Will an increase in density on the site increase the load on public
facilities?
3 . Will an increase in density on the site create or excessively impact
traffic movement?
4 . Will an increase in density on the site adversely affect living
conditions in the surrounding neighborhood?
4J 0 ENVIRONMENTAL STATUS:
Pursuant to the environmental rrgu.lat:ions in effect at this time, the
Department of Development Services posted draft Negative Declaration
No. s31--25 for ten days and no ocar►rnetit s, either verbal or written, were
received. The staff in its i.nit:ial. ;;tticly of the project has recacnntenr3--
ed that a Negative 1�ecl.ar.ation helasts �d for 'Lone Change No. 81-4 . The
iJc�ctativc; Declaration !. supplemented by I;nvi roan+�icr►ta l Impact: Report No.
8il-5 which asse::secl the proposal for: development of ••a 224 unit condo-
minium project on the property . Prior to action on Zone: Chatign. 110.
' 81- 4, it is noc<<;•,;tcRary for. the Planninq Ccarrmi:.arji0n to review and adopt
Negative Declaration No. 81-25 .
awn ,SURROUNI)ING VANU USIw, 7()'.,11 td�;.1_ F�t�t� t,C,1J1'Itl1i, _T'1,,AI1 1)1 *�7C�1IA'TICct1 :
The subject prop�,r. t:y i.,.; located on ttxa c ;tY side o► Itc I na "pica tre.et.,
€approximately 663 f(.et. f;Utlth of Vi'arner Aventt;.- and is tare.-,,•etiL ly vacant .
he north evc;n acres cif the subject sit.-e is c. esictnated tdeditam I'tett:,;i. .:y ,
on the Gvnt�ral Han . Thc::.- southern 5 . 47 acres o�! the site is zoned 111gh
" 'Density FlGsic3er.l:i �al. on the General flan .
;.
�=Y Property tothe north of the tjh c.c t. ,i l;c- i. c3es I grlat:ed Medium Density
I Y
T'
Residential can the General Ylan, zoned it2, and partially deve3oi: ed wi t-li
apartments. The pLoperty loc atou to they ..-ast of' the sus, -'Ct: site is
I zoned R2 devel aped wt. _h F;, y reslc.Brit icy i. iinit s, and desic;riated
on the General Plan as tsc-di u m Pcnsi t:y Rest Cdent: i eY 1 . 'i hc- property ? o at f.ld
E_ south o£ the su�Z ect !-A.te Is, C)re.s't'nt!"r' 1�L3�ant: of clC'�'`?101)iEit?nt:, zon�±3 � � ,
i' and sign�t:ed i11't � }2�' �x�- n(i ti,�if; �:�,c;'�'.:rIt a F, Lov: I`�ensi ty Residential .
The art, . directly in 4f mitt r-)f !•l e southern 17o -t ion of- the s.i i2 .1..'i
t.., ihr~C:e acre .= i.n area and is i ? t...•� nT:1 . t C''.'E_ l .:}� ed .,. ,. ii a tat.dlli;� ;��.f1tt
: .
sriv3.ti-fat ily resiuct.ti� l t4r;:'?;, c°.� . 1 ]:ir:� Ix=.ict~ 1 i de On car: t.t1�:1
_` ial5n)S`,'a..•a vq..4 :, t..°°,i- .. r'P• :i.:Ji .. .._.a.._....,._ �. °rad ......t, .£:s
A-
Change No: '81':-4
}Page,.Three
4
1
Use �Element''as ' High Density Residential and is. zoned R3 . The properties
across Bolsa`.Chica Street to the west are zoned R3 - designated on the
'General' :Plan as High Density Residential and developed with a Mledium-
High- Density residential complex.
6.0 ANALYSIS:
In April, 1979, Zone Change No. 79-2 was approved rezoning the subject
site from Rl, P,2, and R3 to R3-18 . The request was made to average the
zoning designations in order to allow a single project that would be
developed over zoning boundaries without requiring that specific areas
within the project would he higher density than other areas of the
project. When averaged, the previous zoning designations on the site
yielded la units/acre. However, the applicant is now requesting that
the zoning density on the site be commensurate with the current land
use designation in the General PlRn which would allow 23 units per acre.
The southern 5. 47 acr.cs of the .,i t-e are designated High Densi cy on the
and Use Element. The north 7 . 02 acres of the site were r"eCesignated
as, part of General Plan Amendment 110. 78-3 from Low Density to Medium
Density on the Land Use Element: (maxiinurn 15 units/dross acre) . There
is no upper limit fixed to the High D, nsity designation on the Land Use
Elements in terms of max.imuin units per acre, however, the maximum density
allowed for residential. development set: forth in the provisions of
Division 9 is 35 units/acre. When averaced toclether, the tl;.cdium Density
portion of t:hc: subject cite (7 . 0� ar.re,r-.rr,:axirnur! 15 units/acr. v) and High
Density portion of the ,its♦ (5 . 4"1 trc-re:�-rrax morn 35 units/acre) would
allow 23 units per acre un(tc�r theprc.�cnt. dc�c;icttl��tic�rt can the hand U;�e
F' ement~ of the General Plan.
The present 10-18 zonlnq on the property Gallows a waximum of 225 unite; .
If the proporly were r. c,aned to 141- 23, a rn�lxirtttrr•1 of ftf3 uni.t:n could be
constructed on the site.
Art important Issue in (3e:t crr.li na nr.s the rYr�1�r o1�r.r �rt.r� cic�nr.�.i t:y cif' rc�c>i cic�nt.ial
uses in an art a r3 the �av�ai lal li ty of l}trial icy �:(:'rvicc� �,rlc3 f•!ci l.i. ties
(+ .c . , wet.er, r�_-wer, drainaue) . Tin ext:en.sivc> of thu pot:c!r,t;ijr2
irttpart:a curl public servief, �trlcl fr.!c•.iliLir_r.� tz::a�a{�1 ;ak.crc3 �'rft:h the �aj�l>rc�v(rcl
224 unit development on the sit.o is, contained in FIR 80-5. 'I'71e rr:nc?rpal
o' conclusion of the Y'M ic; that-. the far.-i l .i.t; ies cram aderlut-at:ely
`- daccormnodaLo a �?� unit CI C��rt.Al��17t11('rit . `1'}iC proposedlrl�"r`(?i:1.�31ry inC�{?n.ilty
Would int,n-cr.ientally Increase, the doi- and for public ser+vi.r:c.3 and facti. ?. 1ties,
llow,�..Ver, according to the I)rtpart.r,erat of PLI' 1iC t.orlt s, not to tIi(,-' extent
that the rapacity within ca;.,i.sti.rr�,r pul-1 is faci l itics would be exc(,,eded .
y' tli increase in dlens . tt all the site b:111. q.;f7orat:c addition-al t.r"i.l iC.
In FIR 80--5, i.tr i.; 0;_ 2r- 3t.:!:.� t:?;<� ��.i ltni.t l�r't5l(}ct ti,c�tt.ltt tr��l}f�rzst.t,
+F= approximately 1 `.00 trip,,= v r- 07, onrt�r.i , t�.;rr.r1 ?iti�r that
6 additional. units ;are constructed as a of the .*<ane r,'rrcant:r�.
r 51 addit:ionaI trips would i':E' C <?r�C'C's'it'.{'f.� . .rsC.'C{] ;1 � t t l' J Z,{ :o t:l'iC, S�<'i3;33." :T'.+ti I t �
O£ Publi.c Wox'r.s .'r` ft`it. iri.vz .:,ir ,� n ;- �,
'` n, t h ti it f t 3 l l a 1. t < f f a rt ti.� it r a t o d l.a�r-
' c ns rust', ot, of ? "f:h . ) 3 ]n i t s on { l?+' ,�:lt (
� ? t
effect on the of adJac(zI;t: :itJ ot..f, and ri(?r-srb., major ir'.tor
sections.
a
Zone,.-Change No.4. .81-A
f Page' Four. .;
7n, the staffls -view, the proposed zone change would not adversely
impact .±;he.. 'surrounding community. As indicated above, the project
is consistent with the current land use designation in the General
Plan. According to the applicant, the footprint and elevations of : .
buildings presently approved on the site will :got be substantially
changed with the increase .in density. It appears, bases: on the above
analysis, that the City ' s existing infrastructLire in the area can
adequately accommodate the increased density proposed on the site.
RECOMME14DATION:
The staff recommends t.nat the Planning Commission recotmmend to the
City Council approval of Zinc Change rlo, 81-4 subject to the following
findings:
FINDINGS:
1 . The proposes] R3-23 zoning is consistent with the City' s General
Plan .
2. The proposed increase in density will not: increase the load on
public facilities in a manner which would exceed the capacity of
such facilities.
3. The proposed 1 posed Increase in clen sit- will not cause an increase in
traffic which is stibstantial in relation to t:hr existing traffic
load and capacity of t lie street- system.
4 . The proposed incre�jrc.� in rlc:n:.;. t:y will not. adversely affect living
condi.tionn in the ,urroundinct nei( liborhoo,J . �
I
JRD:qv I
r� :�.r�rr�7�
1 . Arca Map
t 2. L.et:ter. from 11I- pl .icant. dated Apt- 11 24 . 198.1
3 . Ordinance
3�rv+
Z b'e
s`
r
t ,
.-
i
� ' M riutcs, ;H.B. Planninc o`mmis'sion
., May. 5
t"
�• ,Page.`8
ZONE: CHANGE .NO,. 81'4/NEGATIVE DECLARATION NO. 81-25 `
F. plicant: Mola Development Corporatior.
3 , To : permit a change of. zone from R3--18 to R3-23 on a 12. 5 acre parcel
of ;land located on the east side of Eolsa Chica Street approximately
660 feet . south of Warner Avenue. ;
The public hearing was opened.
Frank Mola addressed the: Commission to concur with staff ' s recommen-
dation and offer to answer questions . There were no other persons to
' speak for or against the proposal , and the public hearing was closed .
Commissioner Schumacher questioned the need for the increase in den-
sity requested by this application. Mr. Mola responded that in the
period between the original applicat3 )n and the present the problems
end expense encountered in extensive environmental 'study of the site
foLlowed by the operation to clear the old dump area have m, de it
desirable to add units. lie informed the Commission that the upzoning
will not alter the original site plan significantly; the basic circu-
lation plan has not changed at all , and the project still meets open
space and parking requirements . lie described how the units would be
added and assured the Commission that he would he requesting m
furthFr special permits when the new tract map is processed .
Commission discussion ensued , taking into account the proposal ' s
conformity with the General Plan and the applicant ' s cooperation with
the City in the removal of hazardous wastes from the site .
ON MOTION BY KE14EFICK AND SI:CGNi) BY P1ONE tEGATIVE DECLARATION
NO. 81-25 WAS ADOPTED, BY 'I`HE FOLLOWING VOTF:
AYES : Bannister, Kcaneficl., Winchell , Porter, }hone, Schumacher
NOES : None
ABSL'NT: None.
ABSTAIN: None
ali ?SU'I`IUN i3Y KI;14EF1C.K AND :►l:C'U;JU I►�' l'etiUNi; ZONE CHANGE NO . 61-4 WAS
A11PROVLi� FOR 1ii:C(�t�..*�EiJi:y1��1'IUts TOTHE, CI�`Y COUNCIL FOR rat) i��itlai� WITH
THE FOLLOWING FINDINGS, BY THE l''OTJ',',ING VOTE.
FIIMJI NGS:
1 . The prrjux)sed R3-23 zoning is consistent with the City► ' s Gctyeral
Plan.
2 . The proposed in reuse in density will riot ircre;isL tiic. lC_ (3 on
public facilities i.n e manner which would exceed the capacity
of such facilities .
3 . The proposedr�cre� _ , in density w .11 n wt c...us an increase. �r.
traffic which is substia,tt.i.a?. in relation to Ue e— sting traffic
load and capacity of the stA e.et syst:eTi .
s.,
... ...J .e....�..+..,.... _.v_.-an....u.A 7Mc P ..:S.fMud:..,.. ._.,. .. - .. .... .. ... ..
Mii�utes, H .I3. P1 .'ng" Commis".ion
P,ag e 9
4 T e proposed increase 'x •, density." will "not adversely affect
living conditions in this urrounding neighborhood .
AYES Ba"nnister, .Kenefick, ' Winchell, Paone
'NOES : Porter, Schumacher
ASSENT: None"
ABSTAIN None
The''Comnission. recessed. at "0 : 35 and reconvened -at 9 :45 p.m.,
7.
CONDITIONAL "USE PERMIT NO. 91-' 12
'A ' pp licant: Adel M. Zei.da'n
To. permit the "establishment of an amusement arcade it property
located on " the" southeast corner of Main Street acid Walnut Avenue.
r The .public hearing was opened and. closed when no o���.. was present
to. addre ,s the Commission in regard to the request.
..The Commission. discussed the , standards applicable to these 'types
of . operations and, the need . for• an ordinai:ce that 'woulc_ '.regulatE
the installat��n 'of game machines in a business `"licensed for an
"other use, in order. 'to" attain some control over their location
and 'operation.
Savoy: Bellavia indicated that staff is preparing a .special :report
on ..this problem •which will propose certain criteria for ;:ins"talla-
tion of the.' machines ; this report should be ready for submittal
to . the' Commission..by late May or ' early June.
vN:`'MOTZON BY SCHUMACHER AND SECOND BY WINCHELL CONDITIONAL USE
PERMIT NO. 8l`�12 . WAS APPROVED WITH, THE FOLLOWING FINDINGS`AND
CONDITIONS, ' BY THE FOLLOWING VOTE:
FINDINGS: -
1 . The proposed use is. generally compatible with surrounding
land uses because they are generally commercial :
', 2 . The proposed amusement arcade will generally be .compatible-,
with surrounding land uses if the " following conditions' of
t approval, are :'imposed on the applicant. .
,. �". • ' .. • . •. _. gal
CONDITIONS OF APPROVAL:
1 . 3"he site 'plan. and floor play received and 'dated 'Marc�: 'tR ,
�r• 1981 shall be" the approved layout.
operation "steal]. be: limiter.? to �8 : 00 a'.m, to 9 . 00 p,m.
t seven' days per` week .
_ :
} ' T3 . A provision shall , be. made' fiir bii:yci racks to be. used by
". custpmers,...of .she arcade. Planning Division staff will rev"iew.' :
' -9_ ' 5-5-81' .- P .C.
T
Peal i sh May 21 , 1981 +
NOTICE OF PUBLIC. HEARING
Cl
{ � ZONE'CASE 81=4
NOTICE, IS HEREBY GIVEN that a' public` hearing will be he by •the City Council : =
of, the City, of�Huntingto� Beach, in the ,Courici.l- Chamber of fide Civic :,er►ter,
{' t, Huntington' ilea ch,-'at .t;- ,hour of 7:30 P.M: : or. as soon thereafter as
possible on Monday the 1st :day of dune '. 19 81 :
for the pu'rpose 'of n�Adi 4,,n Zone Case Na. B1-' 4, . a request ,'to rezone ,12.5
titres "af`p'roperty looiited o'n the. east side of Bolsn Chita Street, south of. Warner
Avenue from R3�`IS (Meiiium High Density Residential .�lp units per gross acre}. to
R3-23 (Medium'High ;Der�sitiy Residential 23 units per gross. ncre. � A legal
descript(on is on file-An the,Department of Devel a nt Set�yices 'Office.
Negativa Declaration tia. " 81-2a will also be con;;i'dered.
? . •
Ali interested persons. are' invited �to attond saidt. hearing and express their
t Opinions for or against said Zone Case 81-4
t r. _ [i _ "^'rrr+....r� .. }• - It,{:.
t s
t" r
i•
!d 8T':th •;F :i of� , ..
ormation may be obtained from the Office of- the'. tiity Clerk 2�oa Main
street;`
?Huntington Beach, Caiifprnia. 92648 (T14) . 536
}' ,.�i' I,• nA1Et1 l�tlyr14, 981 'j
CITY. OF-.klllNfINGTON 9EACH
By: A13cia M. i� ntworth {
f = t : ty Clerk
it rail A f.�t •.•: : ' ' . { ;f - S Y '^i,
411 to
C.1
DE
-
y s MAY 4 �981
t t]/TNR Q•
STATE Of CALIFORNIA �u Ch'�r
,
:In and for the County of QraW
' CITY''6F. HU14TIMGTONJ1CH► PLMWIH6
.. - .. ,. '•�,��'QF iU13 .II;ATI,ON
Hearing 81-4
state of Cw
ok
• (:uunty.ofi?rareRe )"�. ,.',�t;:. '
Rifle J. :Richfiar ,ti.;tat .
Thrt I aces and at ai!tiaras hersln aaeritionrd war a dil 'a d • M.:M•
the United States;orer the ye of testy-one yemss,and that I at xu' at
wn imA a party,to,tar fatwiLted in Ow above entitW matter: i
j thrt l am the principal ctrtk o!tha priet.er at the l61�Y 11IIM►�
' Htintin+ttan .B ach Ind.' Review �r
flea al �1w 4
a ntrrrpiiper or uenl cirtulatlon,publWyad to tt+e City of. � '
( ai bdo a1 its l wr '
Hlhit t ttt ► Belch lei veer bdkkca '
- r
no Mo. 11•w,
County c(Or a .6dwhieh nr+wpaptr it µrbiirl*d rot.the C+ilAal►�;+=:<1'; ,
,. �irawrtal we 4e1Md M
d ilon of tncal ne"Ord Intevigeace cl a cewral eharac•. WOW am ad a*Pw dk*
ter.'.a'nd.+which nmpapoi at all limits hwrrin owdo,ed had w. fir r'+e�lwi
end MtiU trww a,1"14 ride aubacdptlan lief o(Payhg rubKibess, �� W
h o"Mrrarat: er
d love
aqr
„nd cn neasp+trer has arte(Wirt+�d, pointed and pub. . irt�ry
whi�d'a u afr a the said f a .
1 t tar intaty i Count of nn for .
r'ai ,
,prriod.,axca�iiryt.'onr yarn: _drat ttre rx�tks, of +rhich:the " Jrtii�ll. � .t - xnne:ed 1a a printow copy, has been pubtiahed to the rafular
hnd entire i�trus bf raid n pet,and not in my wppkrnent, •tt�th `.
thereof,oii the folk„h4 �,to wit:
April 23+ .'151�81
' A 1 cirtifv ISM declora)under penalty of perjury Owl,the famo.
In 'ii true and correct.
1)atrdat�•;.:►.........Gitrdtn.8ra' vR.,.... .......
`. CNitor, .:.2.3rAty of AP l 91 ..:
• , t . : - t 1p+u llcr t:A�•wt '
1, j! ,(. _
t t,' J �. ♦ f l C,
t1d'I'ICf; TO .CLERK 'f0 SGi(E:i)Ul..i:: PUBLIC `NEARING „
i'Tt:M, ,11!w?'� r� CL' C
TO: CITY CLERK S .OFFICE DATE:
FROM:
t'LKASi;•SCt1EptJl.T; 'A PUBIC HEARING USING. THE 'A'i'I`AGlIEr� I.N'GAL NOTICE FOR TIIH
S
_..... .�.. DAY •OF
rPs are attache
f . AP's will fol:ow
No AW s '
Initiated by:
Plaitnin' Commission
Pli.',ining Department -
P#.iti'tion V
* Appeat
Other �.
Adoption aE: Environmental Status tic) ,
YES NO
f; 'Re f or. to ., tW1' b�►A.%OA[ S pin ' ping' Department Extension # S.SS ,i:.. .
for 'additional information.
* If n � plQane transmit axact wording to tic re�ufired fn the 1eha1 .
4U:�--Z21--�3d 163-=044' 08„
kipj irct L' St Qri ZG 01- 4 '=Y. . 1
&1001. 1 17182 GrberJ au Law .
363 ands F31t � 31, 1981 (J1I/ Huntincjbairr� loch* Calif
36:3
"J 'Wro Calif 92630 92649
1. t.u.3"'l.cl-49 163-p�43--23 .163=444-09
'Ixi:i,y T '.btu HatroLd .:B Seifet't Diariae Fic�tr,
17901.'31}aialey- cfrcle:. . 17261 17142. Grenleaf Lane
'.i►:iitirx3ti�i� F.ieach, Cal x.f Hunii.nyt on Beach, Calif Uuntiryt on Heacb, C:a]if
649 . 92649 92649 .
ti3-a43-01 163--044�-10
' �i`ixr"W' L D Alessar�dry 16�-445�25 IA3owx_ d Arsdich
:,242 .V1jxAira Drive Stanley O Kin 5251 Drive
iuii 19441 Surfdaie-Lane.
UTYn tcin Beach, Calif .. Hm+-irigtxan B�ak's~ht• Calif
2&49 lx*ing , Calif 92649
92A49
163-043=02 163r-U4441 .:
163 . . ..
-045-26
.: lbkaert C�is t4►arianne V;Rrizezae .
Danald J,D 4=t
:1252 V iielar,� Drive.. '17171 Growileuf Lane 5261 K n lw=th thrive..
Beach, Ca 3 i
. ."stun ..tiny� . ,tin 13eacti� Calif H�urttsrx�ton . .
Huntfirg•tact Beach, Calif
,1264h.
92649 92649
-
. u3-Ufl3�p>1 163�-04r27 163--045-07 .. ,:.
►ti, i ra D r i 30ai Babic Daniel D:1 r uu
:i261:Gl+ y Dritle 17M Greenleaf Lane 5252 Kenilworth'Drivje .
aunt txx� Beach, Calif khmtbxjtm Beach, Calif H=tington �, CaL1f
V2..649 92649 92649
' 10-043-19 : . 163i045-28 . 163-045-�08.
IV t e 3t Tied M.Scott Hilary.J
.17231. Greenly Lane 5241 ► Drive 5242 ViEknilwcwth Drive
...VIwit3xxatxan fix, Calif Huntington Beach, calif Huntir,ytan BeaCl7, Calif
14.649 92649 92649
l 63-U43-Z0 163-045-29. 163-•045-09
.x,rry F' LLc erts John C Davis Paul J Fritts;
1.7�1 .treei oaf Lane 525l,'qaV=y Drive 17222 Greenleaf Lane
iluntiNton Duch, Calif liuntiiWm Bench, Cali£ 'Ikmt J x3tm Reach, Cali f
92649 92649 92649
163-044--06 163-045-10
iuvid M Iidiiicn Zosoph R Toarr�v . Fbbert J Allen
i'.0.= Ljax tiUS 5262 GlemuW Drive 17232 Lam '
1ladford, Tvcas HVTltin#m Bear-he Calif HunWyjbon Beach, Cali
�76t1?.1. 92649 92649
16 -U43,-12; .163=I}44-07 .:: 163-�2La,L-02'
Ltitrttti llir Donald M Ham Clads Hen anwh at al
17191; Cyr til eaf lAns 17172 Gram f Lane .615 17th,Strmt
'I
{ ttunt .raytnn l3aach, Calif tiuntit�gtxx� 821, Ceslif ttuntirygton Boach,. Calif
92649 92.649.. 92648
`�.k;VEZ1U,EYtMa[lt .VD. .
` IJ c3 4"i t o Avenue ` 2C i#81 4 Paul. 'tI "PeruRxi
t«UtriiK iJan. I30a►ch Calif: 5021``fix Aver_
j M rdi 31., 1..81' (JHy Hunt3n�tnn �icti, Cal J
92649
1 03--131411 163„'131=?l 1.63=-121-30
rTiara:�,Isalceac
17132'4 Harl rT1.7�H�lwnuffs .e 17042 B6] 'Chii ca Sit
tX���iiha Del. Near,. Ca7.3.f Huritingtzsn Beach, Calif Hca�tirr tiart B i, C.�:tlif
`1:�625 92649 92649
LG3�L31-12. 163w131-22 163-121--31
nz~.n J Larson Iizlary;:K H C xi. Jean M Axr3erwn
514L Thorn Tree Lane 9842 Kings'Canyon:Drive 17062 bolsa Chica,Straet
Ii-vaic :, ( 7.if Ltvntin om Beach, Calf kiuntingt an beach, Calif
91115 92646 92649 .. _
(.G3--i31 =L3 163-131--24 163--121-32
I:rari3cLin J SuooP1L3 Frank es elerar3eim Tt,imm Kar 6s
l : 3:;�i1•C"' ide� Ciac+,:1e 250 Poppy Avaime P.4. Bm 127
;iuiittn ton Daa6hr Calif o=o�A /-.j' mr, Calif S; r► t Emach, Calif
I. 22& 92649 92625 90742
*63�43144 163-121.--21 163421�34
JiiiV. C,Ayei"s' et al John D yak Richard R R116
11151 iI:Aor Bluff Cii6le P.O. Wx 1657 5052. Warner Avenue
�%t C iiunti.ngtxan beach, Calif lkmtingbarr Mach, Calif
"'iutt3liytta!ti"Mach, �a1if 92649 92647 92649
1.L:3-131-16 163--121-22..`, 163-121-35
c:lailk`,5.,l3�lt`e Aoctal#o. Espinoza. K Frank t'Jynia
174r- W'.114ato Lane • 5LU fir.Avenue 3970 Crawl view Blvd
46tJx 66n:HeaL4h, Calif Huntington Beach, CAl.if Apt 23
92649 92649 Los Angeles, Calif 90066
Y• -. .. . - 1, .
Vp
16 3-1i1--17 163-121-23 163 121--42
j ► a on li r1 Crady. Jar at T 6b(xy Aleacaailex C Cmsm.wl
`...U. lk* 2220 4641 U)s` Patos Drive P.O.; Dmt 1123
.i3e3actl, Ca13. H=t.iarngt= Beach, Calif . . Hutitinyt= Bc"x o Cal.i.f
W740
92fi4 2 6 7 9 d9
t63--131 1B 163-121-24 . 163-121;45
You-1_�in Cii
`lt�n 5t,ac,ie].. 5 .�1 F r ,
'3456 plu wxa Kam .16341 S Pacific"Avenue 51'72 D I7u r Drive
r aftai'tsa; alif :.►'onset 11ch, Ca1i.f liuntir�:ltxrt L'cach, Calif
9262V 90742 92649
163-431=49 163-�121-25 163--121-46 :.
'faun ti .Loi�.it� Mairtin 13 &latta Chung I Sub -
a
14451 Canfno Meleno';. 3622 Sos-em_h1ay. 11354 Micbe1le St' reet': �
Suiita"l�xrku. , .Ca1:tf LyxY Caoc�,':C LUf C&iitas, Wif-
9.j111. : ' 98036: 90701. =!
•
t1..-.,1',.�% 1 j,�" .,, "-,I,�.'-,;-,.''.�.�.(t V,,.',j i.#��,l','I' � ."-''I-- , ';._- ,,. ; ;"t4-"�,I ,;�"U--�f
..-.J-I.1.
":
".,1,1,;-; %
,.I,-)II.,� "'�
{:`fir
"
:,". 'i,":,-,,I"
-t"�.�
I�.,:
-*x
I,:
�.
,
,1 V" ✓ .', .f, �! "";- , *1'! -- I,* ,I-,, � I, )I 11zI "
.�.I
�
Ifwte 'j1�_,I4"• F",- �,! , .,, ,� f ? I..� j 1 j, I i�A. " N0z-,.* 't, ,.�.. J"� , _ ' Ik' .'f*;�/z .,I� , �I % " ." ,I; " " I, �'..,I'• .II,I, w-y,7 i,, t,
,
S1,` KP.,I,.t III. 1...- . t)," ,''Z,I," ;" k��'; * " . .J j, �-,I � . p - I+ , i I-
4
,I
I
:
.-
.-
,.
�.Ix
:.".;1%.
-,�,
,11 , , ', , —j,J , !') j" I,- "i I I k, ; ."I 1
;tt,IS .r f . jA'I; ��O "'�,,-I ,I. t -, i1 I1 - i �", I "i. II , ( Z , i,?
1),c.,p,kr ' ,'t'.! .",f. ,",t I' V ) 1 I{ '�f 1 �. }. ' -',i0;� -, , i � .Ii yjI ,,,;,
I J "':, "i.,,J��,I iI .:` �?, � I I"1"1, . l_ k st , 4i�• __, � ,j ,,;i`c:
k ? °, ! I i, ,.
( �Y � a3 ;vrj t " ., ,, I ., Yi-
". . .',I, �
z
...,,*I
�t
J',"Tl, I v�LIUdt O!�66 -<..,"C
�7---.
.1
I
�I
;.
.'
,. ,
:.
,
,.*
�.-
:�
I-
-
,
.
".,."
I
'..1.
....�1 I..'
,.
.:
..�.
"I.
1
-:
"
I..
"
,)
,
.
,-
..'
.
�,..
.;4
1
:..�,4-.
,.
.-;
*,
t,-
�
.
,
�?
�..�....
.�
�...
�.
;...;.:'
.-,.
.1
1I,1
.�
�.
-..i.
.
-;.."..
.,
-.
�
,
."..-
�
.�
;
,
,.1.I
�
"
_
I,
,
,!
-
,
-
1�11
-'
�
�
.-;-,
..
't.
."1
�.
.I
:
�
"I�.,.
.�'
,.
�
:i-
'.,
,)
,
'
.,,
,
,..
:m..
�
"
�
,
,
-
.f
�
.,
,
6 1 uw� ijl 1rkm :' ZC 1. . , f
Z1; � tt _, : .lw; If `, .Mu vh"31r 981: (A ':
TY' , - ' ..
t 1 �.= mI
t". 9 4�t I:]A � -II{l4�O45 ,1. �. ,- ) . I
;7k,`j1 , '.bBdC�If wii. 1I, I `.
,,. ,.1.
<i ji 1 1
1Y1 6 1J "2.,i,-;I "v 7 I .,e
� � ,�
? , ( _ r t E - I .'i j , G.
{''' 942; .Si1 - ,cik�;(. .., ."
Ilf.uh3—iLt .n...66 ��I if.t 11"'q a1 0"9 I tI
oJ,(,t ") ,, .
r,.4'I(,1*2j G . I ,1 .
!�2 .
;.4961-' *�iiii:ds,Avetumii" � ' z!;
Vy! . jj j n qt6j.46"1; Ix ai ".; , .,
)
�
.9 i, . .:.,)264I ," "
' fi 081 L2CA i Pdto"�. ."�.d.eW. ,
! "," ; _, ft _ '
4t _�, ;V,4ki A i " : I - ,n
I-".,'�l6-' -At�j7� fb1�iI r
Ir ,U" 611 jAiikiti I"` _ - _ .,
t I � 72b 1 . 6 " " ! — 1;,
1!i ;91LO:i btib dj OLW j1;,
"
>I4 C�:. #!440. �I& _ :.oixtridt ` '
0 t_%11,v0I7, f! 15 ,
, ;-Jw�jjj. t i 90054
,1, 4 f _ !I
- "A. .I ,. 1 - r ,4 ,, ,
's -, I
I I I,1
' " ido 1i .' 1 ` ll�, , A.
, �. ,I-r ,It., d -t`, i ,i 1:Y t I",, .i_,r,
' "sr, ,A-, ,
1L?fi �., A " j r-i " _I , , I ?, .4, � ., i 1. ",.; 4 Ot Q l � ,k _�I
, P, : ! " ! , _T, �� " I, i ? _+ -, , 4 I-,It " , fI .f
"J -:I(, I I�j:jIJ,! IY. 1r ,t ,,� I I , k { IIT 1 I i 4 i (' iT .II!;�_
j y ,1 -."j L k " i ,
4!Ni9' 4 I W' 4J�Y1 ii ; 4r , A �1 ., J , "I ;., I ;- ,t , 3 ,.%-.
V , - , i (
1 ", 11.J 3,;' �,f, ., 1"r: , ) ) " , t 1!I-t,� I I1 !v " '% 1, ; i r , I c �. `6I
.A ,-s ,vT.tI I t �!11 �;,j . ,-,. It, ."l � It ,. I , k i,i�. ?.Y I i .. , °,
N4 v.y, Ltt 1 ,I #, 4� jI ",1VIi j.F� jle q ) ,s� ,� ! I'*? ,I , � I% I"%, I,) V .
l ,.4 I ! , I
p 'i ,P ,I,�Y ,I ,_ ,I jej f, i , I"I ,� .',l � ! � � � ;, t; ,.. ? ,I 1f .I �,t-r
, r, o - %t�.1, t P i4,� f-" ! . ��_; 5f, f �!I111 k i"
b! " )' I;,% r�i , L - j . , , t ) k If "A 3 I -'I . '04(! , !
,1 .I lv�1 'ot , � ,� f i%ti , � kI � , t iI"I . " `-jt1r " �i-kIf . J� -i� . 'I,;,fir.. _ y y -' ,;� � " L � ,1 ,4' � ' � , 7 "I ;,1 ♦ ' 1
bo i� ,.'. _1"�. e, ;� '%' �,i *1,,�.I ,, 4 l , " - ,t :
!- i� Qt4, ,�,P•
,I, 4 I , - ,1 I'', i t, 5 ,. ,- ,� , ,
�I"","I',+:1" I C )'� , ,. I ;, I ;,-f`-:'i," l I 1 i :!" j 3.
1 t4: I"'(" '.3%-, ,; I..i." � ,.f Q I '.t 1;,I , ! � ,{ 1 ) " , i ,I P'j,*
.II ` ",. t = �I ., ,
,.�
,
:
'
,
..
1
I