HomeMy WebLinkAbout11/10/1992, 2 - CONSIDERATION OF A REZONING PROPOSAL (R166-92) FOR A 4.3 ACRE PARCEL BETWEEN HUMBERT AVENUE AND LAWRENCE DRIVE FROM MANUFACTURING (M) TO SERVICE-COMMERCIAL WITH A SPECIAL CONSIDERATION OVERLAY ZONE (C-S-S). II�����B�Illullll'�III�II`IIIIMEETING DATE:
�
Inu�u►� u c� or san . .�s oBtspo
COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Communit `Development Director
By: Whitney McIlvaineC ssociate Planner
SUBJECT: Consideration of a rezoning proposal (R 166-92) for a 4 . 3
acre parcel between Humbert Avenue and Lawrence Drive from
Manufacturing (M) to Service-Commercial with a Special
Consideration overlay zone (C-S-S) .
CAO RECOMMENDATION
Introduce an ordinance to print approving a negative declaration .
and rezoning the parcel from Manufacturing (M) to Service-
Commercial-Special Consideration (C-S-S) .
BACKGROUND
Summary Data
Applicant: Jeff Buckingham, Call America, Inc.
Property Owners: Southern Pacific Railroad and Arthur Clark
Representative: Rob Strong, Strong Planning Services
Address: 781, 783 , 851 Humbert Avenue
Zoning: Manufacturing (M)
General Plan Designation: Commercial-service/Light Industrial
Environmental Status: The Director approved a negative declaration
on September 24 , 1992 .
Project Action Deadline: Not applicable to legislative acts
Site Description
The site's natural topography has been completely disturbed, and
has virtually no vegetation. Imported fill and possibly spoils
from a former brickyard have been deposited on this site. In some
locations, the difference in grade between the project site and
surrounding property is as much as 20 feet. Current uses on the
site - San Luis Glass, a paint contractor's office, a sculptor's
workshop, and auto storage - are clustered at the site' s
southwestern end, toward Broad Street. The remaining area is
vacant. There are two underlying parcels. one is privately owned
and the other is owned by Southern Pacific Railroad.
Project Description
The applicant proposes to rezone the site from Manufacturing to
Service-Commercial (M to C-S-S) . A Special Consideration (S)
overlay zone is also proposed to ensure that future uses on this
site will be reviewed for compatibility with the adjacent
residential development at Villa Rosa.
IIII����>I��►I�Illllllll�� ���lii city of San - .IS OBISpo
Nii% COUNCIL AGENDA REPORT
Specific development plans have not been submitted with the
rezoning application. However, Call America intends to consolidate
the company's current operations at this site. This would involve
construction of switching equipment facilities and offices in a
one- or two-story building on roughly one acre near the northeast
corner of the property. The remaining 3 . 3 acres would be reserved
for future expansion of Call America and/or service commercial or
light industrial lease tenants.
EVALUATION
Changes in Allowed Uses
The change from M to C-S zoning will not significantly alter the
types of allowed uses on the property. A comparison of uses
allowed in the C-S versus the M zone is attached to this report.
There are a few uses, such as refuse hauling and auto dismantling,
which are currently allowed on the project site because of its M
zoning, but would not be allowed if the site is rezoned to C-S-S.
Rezoning the property would expand the number of allowed uses by
roughly twenty, mainly because the C-S zone allows for a limited
amount of retail sales. Most importantly for Call America, utility
company engineering and administrative offices are an allowed use
in the C-S zone but not in the M zone.
The- applicant has expressed a willingness to prohibit certain uses
allowed in the C-S zone that may not be compatible with nearby
residential uses. If the Council supports this rezoning request,
staff' recommends that a master list of allowed uses be established
in conjunction with the use permit for the first development
project on the site.
Consistency with the General Plan
The proposed rezoning is consistent with the General Plan since the
General Plan does not distinguish between C-S and M land use
designations, but combines them under the Service Commercial /
Light Industrial designation. Both the current Land Use Element
and the 1992 Update designate this property as appropriate for
service commercial / light industrial uses.
While the C-S-S zoning is consistent with the General Plan land use
designation, it does not allow the City to directly address issues
of compatibility and site development until a use permit
application is submitted. The Planning Commission felt the Special
Consideration overlay zone would provide an adequate mechanism for
addressing compatibility and design concerns as part of review of
future site development. To better ensure the effectiveness of the
S overlay zone, the Commission clarified the reasons for its
designation. Future development projects will have to address the
following concerns:
P r
���H�►n►���IIIIIf11IIhIIUIII city of San ' 's OBISPO
Wme COUNCIL AGENDA REPORT
1. Compatibility with nearby residential uses
2. Neighborhood traffic and on-site circulation
3 . Air quality
4 . Topographic modification and soil contamination
Alternative Zoning
The basic question raised by the rezoning proposal is whether this
large infill site, which is surrounded by both residential and
light industrial uses, should be developed with housing or
commercial structures. Villa Rosa's approval signaled the City's
commitment to mixed residential and commercial uses in this area of
Broad Street. Staff feels that expansion of residential zoning in
this area has merit. The project site is one of the few remaining
large sites close to the center of town that could support
additional residential development. The Planning Commission agreed
that the neighborhood .has potential for accomodating additional
housing, but did not recommend that this site be rezoned for
residential uses.
PREVIOUS REVIEW/CITIZEN PARTICIPATION
On October 14th, The Planning Commission voted unanimously to
recommend approval of the rezoning request to the City Council.
One member of the public spoke on the project, and noted the
shortage of on-street parking in the area. He was assured that on-
site parking would be a requirement of use permit approval for
future development of the site.
ALTERNATIVES
The Council may:
1. Continue review with direction to the applicant and staff; or
2 . Deny the rezoning. This would be appropriate if the Council
feels the request is premature or supports an alternative
rezoning to allow residential uses at the project site.
OTHER DEPARTMENT COMMENTS
Comments from other departments are attached. The most significant
concerns are soil contamination and stability, and access to a
signalized intersection at Lawrence and Broad. The Fire Department
and Building Division will require a soils test for the entire site
prior to any further development. The Public Works Department is
recommending access to Lawrence Drive via Victoria Avenue.
Resolution of these issuVes will be required of any future
development on the site.
������»�►►►IVIII111111I� I��UIII city of San ' Is OBISPO
COUNCIL AGENDA REPORT
RECOMMENDATION
Adopt the attached draft ordinance approving the rezoning as
requested, with a finding specifically noting the reasons for the
Special Consideration overlay zone.
Attachments:
draft ordinance approving the rezoning
draft resolution for denial
vicinity maps
applicant's statement
comparison of allowed uses
other dept. comments
initial study
I
02"
ORD" XNCE NO. (1992 SEP- -S)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE PROPERTY AT
7811 783 , AND 851 HUMBERT AVENUE FROM- M (MANUFACTURING)
TO C-S-S (SERVICE COMMERCIAL-SPECIAL CONSIDERATIONS) (R 166-92)
WHEREAS, the Planning Commission conducted public
hearings on application No. R 166-92 on October 14 ,. 1992 , and
recommended approval of the proposed rezoning; and
WHEREAS, the City Council has conducted public hearings
on November 10, 1992 , and has considered the testimony and
statements of the property owner and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The council approves application No. R 166-92 ,
thereby amending the Official Zoning Map designation for the site
from Manufacturing to Service Commercial - Special Considerations,
as shown on -Exhibits A and B attached, based on the following
findings:
SECTION 2 . Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use element of the General Plan.
2 . The resulting pattern of land uses will be appropriate for
this section of the community.
3 . The site is suited for Sevice Commercial uses.
4 . The Community Development Director has determined that the
proposed rezoning will not have a significant effect on the
environment and has granted a negative declaration, and the
City Council hereby approves the negative declaration.
SECTION 3 . Special Considerations Overlay Zoning Designation
Review of development proposals or changes to uses at the -site
shall take into account the following special considerations:
a. Compatibility with nearby residential uses;
b. Neighborhood traffic and on-site circulation;
C. Air quality; and
d. Topographic modification and soil contamination.
Ordinance No. (1992 Series)
R 166-92
Page 2
SECTION 4. A summary of this ordinance, together with the
names of council members voting for and against, shall be published
at least 5 days prior to its final passage, in the Telegram-
Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the expiration of thirty (30)
days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
, 1992, on motion of
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
Ordinance No. (1992 Series)
R 166-92
Page 3
APPROVED:
City Ad inistrative Officer
C'(TIne
Community Dev 1 ment Director
r •� �� Q ,9 -,=tai r<=":::-::. '
40
P.
:
4, p
11 I� O O�f.±•. G 7 Oma' 0
_ `
O•}t� '4 • f O
60 . ° O �a �� l••.1 i r ay 4 'y r:," z+'
1• `
yy i
c � i
5 �
4 r `�
�r .I
c �. sm
.......:.:....:..,;.,.,.:..::,;.:_::�::-:. ,_:..
C� t
s'J L /
I '•,.,, � _ ,° �''�`\ .��0/'// \\O� \\ AGF
�J Sr, /
,/ P M \ • i
�O ss'S':
r 6 \ I
L, ' n ' 6 ye
rJ O
LJul U Z � � 5..�.,
�•�• C /��` to GRAPHIC SCALE-'
0 50 200 300
R - 3 - P
VICINITY MAP T R166-92 NORTH
7819 783 851 HUMBERT AVENUE ZA is
EXHIBIT A: CURRENT ZONING
e_
m e Lo
•+ a
m-
t :
P Ln
C
I
N
' V F
^4 y �• b
. ....., f5¢'QW .x0078 kMiti teBxs is FNlt aS9L .
'3Ab' LJ
� t ¢ ��Ia303d3
K m
—
,.s �+ pn T
.-k.. .'
Y
lLBZ-
'3Ab' Vl&010lA
4mo.e.
I
L'
i° -
'^'� n .
r o , C,
0\\T
4N�
W
w
m .n �o r cr 1 NW) V i In a
Z) a =
okU �. o�sL owt o a
asst
VICINITY MAP R 166-92 NORTH
7815 7835 851 HUMBERT AVENUE
EXHIBIT B: PROPOSED ZONING
� -9
RESOLUTION NO. • (1992 SERIES)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO
DENYING A PROPOSED AMENDMENT TO THE .OFFICIAL MAP TO REZONE
PROPERTY AT 851 HUMBERT AVENUE FROM M (MANUFACTURING)
TO C-S-S (SERVICE COMMERCIAL-SPECIAL CONSIDERATIONS) (R 166-92)
WHEREAS, the Planning Commission conducted public
hearings on application No. R 166-92 on October 14 , 1992 , and
recommended approval of the proposed rezoning; and
WHEREAS, the City Council has conducted public hearings-
on November 10, 1992 , and has considered the testimony and
statements of the property owner and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to deny application
No. R 166-92 to amend the Official Zoning Map designations for the
site from Manufacturing to Service Commercial - Special
Considerations, based on the following findings:
SECTION 1. Findings.
1. The proposed amendment to the Official Zoning Map is not
consistent with adopted policies in the Land Use Element of
the General Plan.
2 . The resulting pattern of land uses will not be appropriate for
this section of the community.
On motion of ,
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this day of
1992 .
Mayor
Resolution No. (1992 Series)
R 166-92
Page 2
ATTEST:
City Clerk
APPROVED:
City Ad inistrative Officer
i or y
e
Community Deve went Director
NA
p_p ,
R _I_Pp oo�.
� GiTT rt1
f rte: Rc9 97
• = .• w
PF
`\ a N � ` ~ •. Ya' 4 j/ a c;
J *`
PF f. Il_ R-I o -I-PD R—
-15
PF
R i `R-2-PD •Y`
❑ CfDs5 R-3
y.
❑ . P F PF :
R-7R_ I - R-z 1s R_2 z
7
It
_: a•
�• m /
'OS-40 �`�
n 2-S } C- S \
L.
R-3 R-2
I ` -2-15\= _
` C/OS-40 R-2-5 \ ^ Fa .� +' rr R-2ck
>
\ M-�
1 � 4� �•• 4.5%Jr
I *� G10/.
VICINITY MAP NORTH
Supplemental Statement
Rezoning Application
M to C-S-S
Call America, Inc./S.P.R.R.
The subject property is an M zoned block of Southern Pacific Railroad property east of Broad
Street between Laurence Drive and Humbert Avenue, west of the tracks. (See attached
assessor's map for site location and vicinity.)
The terrain is a northwesterly sloping elevated terrace generally 10 to 20 feet above the
adjoining property to the south, which is currently being regraded for proposed rseidential
planned development known as Villa Rosa, Tract No. 2006.
Past and Present Land Use in V icinity
Historic use of the now surplus railroad property indicate a former "Y", used for turning trains
around. Other adjoining properties to the north and Rest, accessible from Humbert and
Victoria Avenue include several non-conforming older houses, a bike shop, equipment rental,
transmission repair, glass shop, automotive repair, sign company, electrical shop and numerous
other small service commercial businesses intermixed with remaining older residential
buildings. The subject block is the largest remaining undeveloped block west of the railroad
and east of Broad Street north of Orcutt Road while properties further northwest are generally
part of the mixed use subdi%ision conraining older, small houses and newer small businesses
along Victoria, Caudill, Francis and Humbert Avenues east of Broad Street strip commercial
development and west of the tracks.
Current General Plan and Zoning Mans
Both the adopted and the proposed General Plan land use map indicate the property as "Service
Commercial/Light Industrial" or "Services and Manufacturing" respectively. The existing zoning
is M, Manufacturing, with C-S, Service Commercial to the west, M to the north and east and a
recently established R-3-PD Medium Density Multiple Family Residential Planned Development
on the former "Brickyard" - now "Willa Rosa" property to the south. The M zone excludes
various retail sales allowed or conditionally permitted in the C-S zone but also is more
permissive regarding manufacturing. One important difference is that the C-S zone enables
Utility companies' engineering and administrative offices while the M zone does nor: Both
zones allow corporation yards.
Desired Development
Call America, Inc. wants to acquire the surplus property offered by Southern Pacific Railroad .
Company west of the tracks and east of Broad Street between Humbert and Lawrence Avenues.
The primary location criteria important to Call America, Inc. is proximity to the regional fiber-
optics cable located within the railroad right-of-way. Call America, Inc., wants to develop an
immediate 2,500 s.f. switching equipment building with expansion capability to more than
10,000 s.f. including emergency power generation. Additionally, Call America, Inc. wants to
consoli-date operations into a single, centralized facility combining service functions now
located outside the City and relocating its downtown administrative, telephone operation and
sales offices to the new facilities. (Currently Call America, Inc. employs approximately 60
persons including 25 operators, 4 field technicians and 6 sales representatives).
In addition to 2,500-10,000 switching equipment and related space, Call America, Inc. wants
approximately 10,000 s.f. of administrative, operations and sales offices which involve mostly
telephone and mail contact with customers. The company does not require a corporation yard
Call America, Inc. Suppl,-_..ental Statement
Page 2
for its three standard pick-up trucks nor does its operation require significant truck loading or
storage space.
Initially, Call America, Inc. intends to develop its switching equipment and technical facilities and
centralized offices in a one or two story 10-15,000 s.f. building near the northeast comer of the
subject property. Secured company vehicle and employee parking for night shin workers will
require approximately half of the 40 off-street parking spaces needed according to City
Standards: The remainder mould be conventional employee and customer parking lot. The
initial building and parking, is estimated to involve about 1.0 acre of the 4.3 acre property.
About 0.3-0.5 acre of the property is devoted to slope bank adjoining Lawrence Drive. The
undeveloped 3.0 acres, more or less, would be regraded concurrent with initial development
site preparation and reserved for future Call America Inc. expansion or compatible service
commercial/light industrial lease tenants. Because the site planning and design for future
development cannot be resolved at this time it is impractical for Call America to complete a M-
PD or C-S-PD rezoning application.
To assure the City and adjoining property owners that the requested change from hi to C-S is
compatible and appropriate, particularly to the R-3-PD development south of Lawrence Drive,
Call America, Inc. proposes to classify the property with the S, special consideration combining
zone. This would require use permit approval by the Planning Commission before any use may
be established to assure compatibility with the R-3-PD and also control access and provide for
landscape separation between residential and non-residential development. The primary
purpose of the S classificarion on this properrwould be to require non-residential
development to access Humbert Avenue and to prevent interface or access along Lawrence
Drive. Call America proposes that the recently created slope bank along Lawrence Drive be
landscaped and that non-residential access (other than possible emergency access) be
precluded: a minimum street yard of 15 feet, the same as the adjoining R-3 zone, mould
provide a spatial and functional buffer or separation between residential and non-residenrial
development.
Additionally, if the City desires, the S designation can be utilized to prevent incomparible service
commercial uses which might otherwise be allowed or conditionally permitted, such as
automotive repair, fuel storage or sales activities involving substantial customer traffic. In any
event factors such as noise exposure or traffic circulation may be specifically considered as part
of subsequent use permit applications prior to development.
Altematives:
It is evident that the city, by Planning Commission initiated general plan amendment proposal
No. GP/R 46-92, is also considering possible residential zoning for all or part of a larger area
north of Lawrence Drive between Broad Street and the SP railroad, including the subject
property. If site terrain were substantially different than existing, enabling access to Lawrence
Avenue rather that Humbert, it is possible that a portion of the subject property could be
converted to residential development similar to the adjoining Villa Rosa R-3-PD. Without this
significant terrain alteration and access provision the subject property is clearly an integral part
of the predominantly developed, mixed use non-residenrial area to the north, with appropriate
non-residential access confined to Humbert and Victoria Avenues.
Call America, Inc. prefers and proposes that the entire 4.3 acre surplus Southern Pacific Railroad
property be rezoned C-S-S rather than M or partly R-3-S. We are confident that the neighboring
property ovCmers will also prefer this land use pattern and oppose GP/R 46-92 when this
alternative is separately considered.
n _/A(
Call America, Inc. Suppl ntal Statement
Page 3
General Plan Policies
The general plan provides that commercial and industrial uses should be developed in
appropriate areas where natural slope of the land is less than 10 percent: The subject site
terrain is modified but with the exception of the southern 15' to 30' slope bank adjoining
Lawrence Drive is less than 10% oriented toward Humbert Avenue, already a commercial access.
Assuming access restriction to Lawrence Avenue, recently converted to an R-3-PD access the
Humbert and Victoria Avenue access avoids non-residential traffic intrusion onto residential
streets.
Specifically, the general plan provides that the City should promote the infill and restructuring
of existing service commercial districts designated on the plan....
The Call America application also improves and enhances the physical separation and transition
between adjoining R-3-PD and existing industrial and commercial development by providing a
landscaped slope bank and access restrictions to "avoid compatibility conflicts created by
piecemeal development."
The proposed development would connect to City water and sewer systems and be a clean,
office character transition with adequate landscaping, off-street parking and attractive building
design to be compatible with the nearby residential as well as commercial and industrial uses in
the vicinity.
This is a summary of provisions �rning uses allowed in the Manufactur, M) zone. Consult the City of San
Luis Obispo Zoning Regulations for additional information.
Date Revised: June 1991
XIII. MANUFACTURING (M) ZONE
1. Allowed Uses:
1( Auto dismantling, scrap dealers, recycling centers
• Auto repair & related services (body, brake, transmissions, muffler shops; painting, etc.)
• Broadcast studios
• Building & landscape maintenance services
• Bus stations
• Car wash - self-service
• Catering services
Construction activities
• Contractors - all types of general and special building contractor's offices
• Contractor's yards
• Delivery and private postal services
• Equipment rental
• Exterminators and fumigators
Feed stores and farm supply sales
• Gas distributors - containerized (butane, propane, oxygen, acetylene, etc.)
• Government agency corporation yards
• Laboratories (medical, analytical)
• Laundry/dry cleaners
- Cleaning plant
- Pick-up point
Manufacturing - food, beverages; ice: apparel; electronic, optical, instrumentation products; jewelry;
musical instruments: sporting goods; art materials
• Photocopy services; quick printers
Photofinishing - wholesale; and blueprinting and microfilming services
• Printing and publishing
• Railroad yards, stations, crew faciiities
Refuse hauling, septic tank,and portable toilet services
• Repair services - household appliances, locksmiths, saw sharpening, shoe repair
Retail sales - building and landscape materials (lumber yards, nurseries, floor and wall coverings, paint,
glass stores, etc.)
• Service stations
• Tire recapping
Trailer rental
• Trucking/taxi service
• Utility companies
i - Corporation yards
,k Warehousing, ministorage, moving company
• Water treatment services
Wholesales and mail order houses
2. Uses Allowed by Director's Approval of an Administrative Use Permit:
• Advertising & related services (graphic design, writing, mailing, addressing, etc.)
• Ambulance services
• Antennas (commercial broadcasting)
• Bars, taverns, etc. (without entertainment facilities)
• Caretaker's quarters
• Car wash - mechanical
• Christmas tree sales
• Circuses, carnivals, fairs, festivals, parades
• Computer services
6061V1_1i
• Detective and security s es
• Mobile home as construction office
• Parking (as a principal use - deviations to existing setbacks and building heights are permitted upon
approval of a use permit as required by Section 17.22.010)
• Schools - business, trade, recreational, or other specialized schools (in the M zone, schools are limited
to those offering instruction in fields supportive of allowed uses)
- Nursery schools, child day care
. Temporary sales
• Temporary uses - not otherwise listed
3. Uses Allowed by Planning Commission Approval of a Use Permit:
• Airports and related facilities
• Athletic & health clubs, gymnasiums, fitness centers, tanning centers
• Athletic fields, game courts
• Bowling alleys
• Cemeteries, mausoleums, columbariums
• Drive-in theaters
• Homeless shelter
• Hot tubs - commercial use
x Manufacturing - basic metals, chemicals, building materials, fabricated metals, textiles, paper and
cardboard; machinery, transportation equipment
• Mineral extraction
Retail sales and rental - autos, trucks, motorcycles. RV's
Retail sales - auto parts and accessories except tires and batteries as principal use
• Retail sales - tires and batteries
• Retail sales and rental - boats, aircraft, mobile homes
• Skating rinks
• Stadiums
• Swimming pools (public)
Tallow works
This is a summary of provisions governing uses allowed in the Service-Commercial (C-S) zone. Consult the City
of San Luis Obispo Zoning Regulations for additional information.
Date Revised: June 1991
XII. SERVICE-COMMERCIAL (C-S) ZONE
1. Allowed Uses:
• Advertising & related services (graphic design, writing, mailing, addressing, etc.)
• Ambulance services
• Auto repair & related services (body, brake, transmissions, muffler shops; painting, etc.)
• Broadcast studios
• Building and landscape maintenance services
• Carwash - self-service
• Catering services
• Computer services
• Construction activities
• Contractors - all types of general and special building contractor's offices
• Contractor's yards
• Credit reporting and collection
• Delivery and private postal services
• Detective and security services
• Equipment rental
• Exterminators and fumigators
• Feed stores and farm supply sales
• Government agency corporation yards
• Laboratories (medical, analytical)
• Laundry/dry cleaners
- Cleaning plant
- Pick-up point
• Photocopy services; quick printers
Photofinishing - retail
• Photofinishing - wholesale; and blueprinting and microfilming services
J Post offices, etc.
• Printing and publishing
• Repair services - household appliances, locksmith, saw sharpening, shoe repair
• Retail sales - building & landscape materials (lumberyards, nurseries, floor and wall coverings, paint,
glass stores, etc.)
• Retail sales and rental - autos, trucks, motorcycles, RV's
• Retail sales - auto parts and accessories except tires and batteries as principal use
• Retail sales - tires and batteries
• Service stations
• Tire recapping
• Trailer rental
• Trucking/taxi service
rY - Utility companies
r Corporation yards
Q) Vending machines
• Water treatment services
• Wholesales and mail order houses
2. Uses Allowed by Director's Approval of an Administrative Use Permit:
Animal hospitals & boarding
• Animal grooming
• Antennas (commercial broadcasting)
• Bars, taverns, etc. (without entertainment facilities)
Barbers, hairstylists, manicurists
• Bus stations
u N I Y
• Caretaker's quarters
• Car wash - mechanical
• Christmas tree sales
Churches, synagogues, temples. etc. - permit may be approved only when the church will not likely
cause unreasonable compatibility problems with existing or likely future service commercial uses in the
vicinity
• Circuses, carnivals, fairs, festivals, parades
• Gas distributors - containerized (butane, propane, oxygen, acetylene, etc.)
• Laundry/dry cleaners
- Self-service
• Manufacturing - food, beverages; ice; apparel; electronic, optical, instrumentation products; jewelry;
musical instruments; sporting goods; art materials
• Mobile home as construction office
Organizations (professional, religious, political, labor, fraternal, trade, youth, etc.) offices and meeting
rooms
Parking (as a principal use -deviations to existing setbacks and building heights are permitted upon
approval of a use permit as required by Section 17.22.010)
V Photographic studios
• Professional offices - engineers and industrial design
• Railroad yards, stations, crew facilities
• Restaurants, sandwich shops. takeout food, etc.
Retail sales - appliances, furniture and furnishings, musical instruments; data processing equipment;
business, office, and medical equipment stores; catalog stores; sporting goods, outdoor supply
Retail sales - groceries. liquor, and specialized foods (bakery, meats, dairy items, etc.)
• Retail sales and repair of bicycles
• Schools
- Nursery schools, child day care
- Business, trade, recreational. or other specialized schools
O Secretarial & related services (court reporting, stenography, typing, telephone answering, etc.)
Telegram office
• Temporary sales
Temporary uses - not otherwise listed
Ticket/travel agencies
• Utility companies
- Engineering & administrative offices
• veterinarians
3. Uses Allowed by Plannino Commission Approval of a Use Permit:
Airports & related facilities
i� Amusement parks, fairgrounds
Athletic and health clubs, gymnasiums. fitness centers, tanning centers
• Athletic fields, game courts
• Bowling alleys
• Cemeteries, mausoleums, columbariums
• Drive-in theaters
• Homeless shelter
• Hot tubs • commercial use
• Mineral extraction
Public assembly facilities (community meeting rooms, auditoriums. convention/exhibition halls)
Retail sales - general merchandise (drug, hardware, discount, department and variety stores)
• Skating rinks
• Stadiums
• Swap meets
• Swimming pools (public)
city of San tins OBISpo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 1 91 ' APPLICATION NO. I 1
PROJECT DESCRIPTION
APPLICANT
STAFF RECOMMENDATION:
XNEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY OUIRED 1/^ ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED 6Y 1 r�'� �` �� ,�V ^ I�G DATc +�� ?l
I le
COMMUNITY DEVELOPMENT DIRECTOR'S A TICK: N DATE TL
SUMMARY OF INITIAL STUDY FINDINGS
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II. POTENTIAL IMPACT REVIEWPOSS15LE ADVERB=,Sc EFFECTS
A. COMMUNITY PLANS AND GOALS .. . . . . ... . . . . .. . . . . . . . . . . . . . . .. . . . . . .. . . . . . . . . . . . .. ,In�1
B. POPULATION DISTRIBUTION AND GROWTH .•. . . .. ... . .. . . .. .... .. ...... .. .. . . . . . .. .. Nl r�G
C. LAND USE ... ...... . . ................................................... . .. .. .... N,E,D. TRANSPORTAT!ON AND CIRCULATION .... ........ . .. ..................... .. .. . . . ... I\ J N,E,
E. PUBLIC SERVICES ...... . .. . .. ........... .. ....... . ..... ........ ��IY r
1
F. UTILITIES. .. . ... .. . . . . . .......... ... .. .... ...... ... ................... .. . . . .. ....
G. NOISE LEVELS ....... .... .................................................. . ..... !`jIVG
H. GEOLOGIC S SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS . .... .... . . . . . . .. . . .
f
I. AIR QUALITY AND WIND CONDITIONS.. ..... ...... . . . ........... ...... . .. . .. . . . . . . ..
J. SURFACE WATER FLOW AND QUALITY ..... ... .. .. . .. . ....... ..
K. PLANT LIFE .. ..... . . . . .. . . ... ..... ........ ........ ... .. ..... .... . ..... .... . . . . . . .
LANIMAL LIFE........ . . ............... .. . ............. . ...................... . . . .. ,NNE,
M. ARCHAEOLOGICAL/HISTORICAL ........ ........ ..... ...... ....... .............. .. . K,(, �
N. AESTHETIC . ...... ......... ............. ..... ........................... . .. ... ... o, e
O. ENERGY/RESOURCEUSE ...................................................... .... ��.�GI�YIG
P. OTHER . . . . . . . . . . . . . . . . . . . .. . . . .. ... . . . . .. . . . . .. . . . . . . . . .. . . .... . ..... .. . . . . . . . .. I LCI`r
Ill.STAFF RECOMMENDATION
'SEE ATTACHED REPORT saes
A^ ?A
I. Project Description and Environmental Setting
The applicant, Call America Inc., is requesting a rezoning of a 4.3 acre site from
Manufacturing (M) to Service-Commercial-Special-Consideration (C-S-S). The Special
Consideration or "S" overlay zone would require use permit approval by the Planning
Commission prior to establishing any future uses on the site. The use permit process allows
the Planning Commission to address compatibility and site-specific development concerns
associated with future uses.
An 85-unit residential condominium project is currently under construction to the southeast
of the site. To the northeast is the Southern Pacific Railroad right-of-way. To the north
and west is a mix of residential and light industrial uses. Because of the size and location
of the project site, its development will strongly influence the future character of the area.
Please refer to the attached vicinity map.
The site's natural topography has been completely disturbed. There is virtually no
vegetation growing on the site. Soil and possibly spoils from a former brickyard have been
deposited on this site. In some locations, the difference in grade between the project site
and surrounding property is as much as 20 feet. Current uses on the site - San Luis Glass,
a paint contractor's office, a sculptor's workshop, and auto storage - are clustered at
southwestern end, toward Broad Street. The remaining area is vacant.
Specific development plans ' have not been submitted with the rezoning application.
However, Call America Inc.'s stated intent is consolidation of the company's current
operations. This would involve construction of switching equipment facilities and offices in
a one or two story building on roughly one acre near the northeast corner of the property.
The remaining 3.3 acres would be reserved for future expansion of Call America and/or
service commercial or light industrial lease tenants.
II. Potential Impact Review
A. Community Plans and Goals
The applicant proposes to change the underlying zoning of the project site from
Manufacturing to Service-Commercial, both of which are allowed under the current General
Plan,which designates the site for commercial services and light manufacturing. During the
General Plan Update in 1977, this land use designation was evaluated for environmental
impacts. No additional impacts are anticipated as a result of the rezoning.
However, there are likely to be environmental impacts associated with specific development
projects on this site, which will be subject to further environmental review at the time of
their use permit application(s). The initial environmental study for future projects should
address the following concerns:
1. .Residential Compatibility - This site is part of the Imperial addition, a residential
subdivision recorded in the late 1800's. Over time residential uses were mixed with
e���l
industrial uses, including a brick-making operation. Until recently the area was
dominated by light industry with a scattering of homes. In 1991, the City Council
approved an 85-unit residential condominium development, Villa Rosa, immediately
to the southeast of the project site. The added "S" designation (Special
Consideration) to the proposed Commercial-Service rezoning acknowledges the need
for adequate buffering between future light industrial uses on the project site and
nearby residential development, consistent with General Plan residential objectives.
2. Air Quality - New commercial development will have to be consistent with the
California Clean Air Act and the San Luis Obispo Clean Air Plan, adopted in
January 1992. The city has been designated as a non-attainment area for the state
ozone standard, and is required to reduce emissions of certain pollutants by at least
five percent per year until standards are met. Vehicle emissions are the main cause
of deteriorating air quality.
3. Traffic and Circulation - Development of the site will impact traffic loading onto
Broad Street, and should therefore be assessed a proportionate cost of any needed
signalization at nearby intersections. Traffic which must 'cross lanes in entering or
exiting the site should be directed to signalized intersections. For this reason, a
connection should be provided to Lawrence Drive. . Internal circulation should be
master planned prior to further site development.
4. Topographic Modification and Soil Contamination - Because of the disturbed
condition of the site and suspected contamination, a soils report will be required
prior to any further development or subdivision of the site. The report should
identify any mitigation necessary to remove contamination and any grading or
compaction necessary to ensure a safe, stable development site.
The use permit process required because of the "S" overlay zone for all future site
development will allow the Planning Commission to ensure that specific development
proposals will adequately address special problems or limitations associated with the site,
including the five areas of concern listed above.
Significant Impact: None
Attachments
vicinity map
supplemental project description
MEMORANDUM
TO: Whitney Mcllvaine, Department of Community Development
FROM: Spencer Meyer, Fire DepartmenL_�__/).?
SUBJECT: Proposed rezoning of commercial property between Humbert Avenue and
Lawrence Drive
DATE: September 2, 1992
ACCESS:
Proposed access roads shall conform to the current San Luis Obispo Fire Department
Development Guide. All primary access roads (Humbert Avenue and Lawrence Drive) shall be
designed as required fire access roads.
FIR&FLOW:
Public distribution mains will have to be extended to serve the required fire hydrant densities
(street frontages). Distributions must be capable of supplying the required fire-flow for the
proposed land use
All proposed buildings shall be provided with an approved, automatic fire-sprinkler systems per
NFPA-13.
HYDRANT LOCATIONS:
Public fire hydrant densities are inadequate with reference to the proposed land use. Fire
hydrants shall be spaced per SLO FD Development Guide Standards (on all streets) and shall
be capable of supplying the required fire-flow.
General Notes:
(1) An approved graphic annunciator panel shall be required in conjunction with the
required automatic fire alarm system(s).
(2) Traffic controls (Opticom) will be required (if signalization of Lawrence Drive
and Broad Street is required).
(3) Prior to any development, an environmental site assessment shall be submitted to
the Fire Department for review. The assessment shall include (but not be limited
to) soil and groundwater samples that are representative of the entire site.
cc:
Jerry Kenny, Engineering Department
Bill Hetland, Public Utilities Department
Mike Smith, Fire Department
John Madden, Fire Department
SITE/GRADING COMMENTS
DATE: October 1, 1992
SUBJECT: Rezoning Commercial Property (Humbert and Lawerence)
-------------------------------------------------------------------
-------------------------------------------------------------------
Comments:
1 :The property in question has recently been graded along the
south side in conjunction with the Lawrence street extension
for the Villa Rosa project. The resulting slope is
:approximately 8 to 12 feet tall with a 2: 1 cut extending from
-the Lawrence street frontage up to the existing property
grades.
2 Apparently fill was placed on the site some time ago by the
railroad. There is not any visible evidence of incompatible
fill material in the exposed cut slope along Lawrence street;
although the adjacent Villa Rosa site had improper fill
material at depths greater than the Lawerence steet cut slope.
The ability of the existing soil to handle proposed structures
is questionable. A soils exploration will be required. It is
recommended that this be completed as soon as possible because
the resulting requirements may include extensive grading and
reworking of the site soil.
Bob Bishop
A_ 7�
P U B L I C W O R K S D E P T.
E N G I N E E R I N G D I V I S I O N
***** PLAN REVIEW *****
** Location : 851 HUMBERT, SOUTHERN PACIFIC, PLANNING FILE: R, ER 166-92
* Plan Chk: 09/17/92
1 . No conditions of rezoning. However, upon_ development of the
sight , the following major items will apply:
(a) Completion of Lawrence Dr . frontage improvements and street
pavement along the northerly side .
(b) Installation of frontage improvements , construction of 1/2 street
plus a 12 ' wide travel lane and street lighting along the Humbert St .
and Fredericks St . frontages .
(c) Contribution towards the Lawrence/Broad traffic signalization
(amount to be determined by the City Engineer) .
(d) Grading considerations - particularly as it relates to lawrence
Dr .
(e) This is not a complete review of this site , other conditions and
requirements may be imposed upon review of site development plans .
-TING AGENDA
l,„,E.//—/O--?c2 M #.
j ORDINANCE N0. (1992 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISP•
AMENDING THE OFFICIAL MAP TO REZONE PROPERTY AT
781, 783, AND 851 HUMBERT AVENUE FROM M (MANUFACTURING)
TO C-S-S (SERVICE COMMERCIAL-SPECIAL CONSIDERATIONS) (R 166-92)
WHEREAS, the Planning. Commission conducted public
hearings on application No. R 166-92 on October 14, 1992, and
recommended approval of the proposed rezoning; and
WHEREAS, the City Council has conducted public hearings
on November 10, 1992, and has considered the testimony and
statements of the property owner and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The council approves application No. R 166-92,
thereby amending the Official Zoning Map designation for the site
from Manufacturing to Service Commercial - Special Considerations,
as shown on and described by Exhibits A, Band C attached, based on
the following findings:
SECTION 2. Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use element of the General Plan.
2 . The resulting pattern of land uses will be appropriate for
this section of the community.
3 . The site is suited for Sevice Commercial uses.
4 . The Community Development Director has determined that the
proposed rezoning will not have a significant effect on the
environment and has granted a negative declaration, and the
City Council hereby approves the negative declaration.
SECTION 3 . Special Considerations Overlay Zoning Designation
Review of development proposals or changes' to uses at the site
shall take into account the following special considerations:
a. Compatibility with nearby residential uses; tzIV E0
b. Neighborhood traffic and on-site circulation; �1 P.m.
NOV 1 p 19yL
COPIESTO: C. Airquality; and CIUIS OUNCILBISPO, CA
r- 'Dawts Acton //❑ F17 SAN
Caeca R(:CDndlop raphic modification and soil contamination.
V CAO ❑ M.Dix.
ACAO ❑ i�tE a>iEP
PTTOWNEY ❑ FWDUL
LEU/OP.1G ❑ POLICECR
❑ MGMT.TE<1M CJ REC DIR
❑KCIf F LE ❑� L
V LSC FILE
h
LEGAL DESCRIPTION - (R166-92) REZONING
PARCEL BETWEEN HUMBERT AVENUE AND LAWRENCE DRIVE
That portion of Blocks 6, 13 and 16 and a portion of Victoris
Avenue and Frederick Avenue of the Imperial Addition, as recorded
December 21, 1891 on Page 128 of Book A in the Office of the County
Recorder, County of San Luis Obispo, State of California, described
as follows:
Beginning at a point on the Northerly line of Lawrence Drive,
said POINT OF BEGINNING is common to lots 9 & 10 of said Block 6,
thence Northeasterly along the Northerly line of Lawrence Drive. to
the Easterly corner of Block 6, thence continuing Northeasterly to
the Southerly corner of Block 13 , thence continuing along the
Northerly line of Lawrence Drive to the Easterly corner of Block
13, thence Northeasterly along a prolongation of the Northerly line
of Lawrence Drive to the Easterly line of Block 16, also being the
Westerly line of the Old Pacific Coast Railway right-of-way, thence
Northwesterly along the Easterly line of Block 16 and the Westerly
line of the Old Pacific Coast Railroad right-of-way to its
intersection with the Easterly line of Frederick Avenue, thence
Southeasterly along the Easterly line of Frederick Avenue to a
point, said point being the intersection of the Easterly line of
Frederick Avenue and the Easterly prolongation of the Northerly
line of Humbert Avenue, thence Southwesterly to the Northerly
corner of Block 13, thence Southwesterly along the Southerly line
of Humbert Avenue to a point, said point being common to Lots 17 &
EXHIBIT C: LEGAL DESCRIPTION
ME
` w{,♦x "j"w.. ° ` �r"5L1 n,
�1'�.2
cJ I. r ^s"`""` a •' xsw t r „ din. ., to
+"f l atQ f�,k� ° 91.i piel u by y rr l r i a'
J..�r 1, y uyV-A a �,y J�' ,gra€ ' J4,l 1t +n� +
K
R'I
dK4�r -+{ % ..>i,�rr a ' T. T'G rr
IcJ�a 4.. °L�y � ✓r!° rxJ'y�4J,
�,iPu.a=�J,-�+.r��J, r 6Y�4yv1Wv'.Pd�f'�'�rt"twwa' .lre•�
18 of sa 'dl, Block�6 thence Southeasterrly along 'the:line ldivivdingMN
} ,
Lots 17 & 18-and` 9NiB � t to, the POINT OFa BEGINNINGy Y;
L f N.-,•� lLL "`f" d MJy J Ir "`s
i .a',< W� �_r'�'Ir i 5!e � �If r„ I`. "�°r �J'�` '�. >r v "F �I'rl�l P.�?•�y��G� *� L� .P •k` "7a�' �I r
9 r r7 yWt a�r^I �.r�'F.�i"' r� �r %; 1�'�I^rclE� ��" � a - r.o-. 1•,n�'Jr r r fy J 1`� R �.
nJ �
v.4 e:. 'S>�I C'h �r 1' Y.S✓ }i.y Y( 1 a � AF' 5 I
a Z1 '�'Ac1'1,`T'�. "'8a R .YL'i ri JtL�S'�IYaA t�.� y�,`g dyy r`Y J t I'r''�t.•
e 4 Mi ff '`�( A h `'*J +kr' + '�, 1�"rib 1IL t o $ a•J
' • s Id y,'S. i•' '!'�},� +,5M9 n n ), ,{rA " s J + a r�. � F°M., @ 7' iar n
,r 7 Yr- �` r � .'•ii 6} 4, ^,.�Jir' �./ °iy �I' �fIJ' ' fNJ $r 4• r o
. .s ':r� #, a� R �". ����ta ,3.1 e�I�I 'mss.!�a ak. �,��"1¢,�'•.rN 5 'T I o q r •2�,t �;g.„VI a rV•rj�Y"J
's ~ 4. �rN >�p.Y� .,,}•k�jtt1if,[`�Y LIV.-VNI �mP'�''dyc4Jl;, ifri„g�l,�, .4 'r1 QkrN'` i.
1 - .1 A U, ,Y�. °`�P:'J�15L 11rt�I'' S ;J'i r't r'^lr!'%�+,��R-Po ati i° 'u'o Its S° i t ❑ ,� �J v�Y��. • T
J •n2'is, kJ lip, h y},,r rl "1 P,,r' {IarV1Nt�m''�x.�,,kr •. 6�r$ 9 i_ y �Gy rte, 1
�g�I�SY'S1.\wri
"dr 1i'0f
.45.d
f,^� ^M rl' 11� �.. 1 ,� •`,
. •l r"' �o- '� � 'e`'�'1•h"!h}Oan.."�^""-I,+J.. "i� d7L Y ' a.AYK. ,g ¢ !-3.. r� � -' '.•t'P93�mpBrial(dlrk'I '
r 1 ,� ) YrA 9 !•I -lrpgqh}�°Js+a TY t„ -' iJh � x'r I .c k .r
.) s qs G + yea ��L1(Z {fkr']"U��X24 l ��•� � A',$• �t Yn%y'- '.. ° b ��4� ;.
. u v A ,.,e'�•NE y;J I ' r I� �.. � B , , d �I e e t I � �
Al V� 4 nl,M1w,kcn a'1 m °gbd• -`""o I vya J d YJwi� L
ti� ryryar� p% f„:a•.JL &a 7e rtfAd �"(•r ,f.-� ..+
,' ISR ' '.}�" W b� ♦� iX 1' `Cb:?.Iry � 4 d „1; � 3 A'.•° Nl r^"^YF,a .y '
,J "f y[1�y1y g ',�� s f r yAt' ^ ✓"'� � e 1 a 'gym i dr.
J 'ibS'1 I�
1 A 4� �i ♦ f ti ♦iR P�,tty'r„IL M1.y ro LSahA, �' r Ty�ll� 6• • F t 7'„ _
t "' v h7:f( IS °t v0.r ' d..i .i '•W Axl [ n iTrY91 irr cr'. "r {+ Y. ,
�a�
+ '� t,• l }`_ x � Y "I r a'4 tl w' -fj^ p.: h 4'^ r -
'? q"Jn.M1j.9�j' lA .id '�'f '�° +'i S� L e vTMF. • � a va"rt44. 1& r r'"1. u
` 5h aY 5
r ry n '+4t t k n?7 `nMe � -�r F'a✓ �kar he "Y� n �" y F'JF
1r > 4 P r ✓ M1J a ,1.',t.dr 1 0: dry
I'r�.du-..
't el i 1�• fy 1.5 L�. 4a+„��` {,�K'ii r.kt Ft.��a �.o. I qE �Jyt..�� lr( .� f *ip
I 'S" 1S CyiP •��a #yt lydw �"" .a x.r n l IC' y, P•h.�1* �i qn T"I�hu{ ttI Itf j'+AhsJ
I r " nx d..l t" e.s'`4y;iL1;; � 6 5 �t�>tj�1 �I Ja t�+ry - i ",t ?I� 'i.�- a•'1' Yh.r)� � r 4� * '
• rk f tr Et°k"s J" � i.. I
h ! r JJJif Yt.; a .� ar "k r4d7 r'iJ*�^n,r d't�SyY,,�'n 1 rDi•J Z!'9ki'S'I�{ 'd n .t rs" !s p..
D"r`"ir
J t Iv l a, A t P a. G ��nH^ 'r* r rP J 'M1•`l J,1 ¢ ,1 ',n
`{�4-* %J-y��F`..1�Lt r',v�i6 .�SRr��J 'a��„ "bti• I' (r(1'' l0. '.1 ry1.., ul Fnt�yFy., k", .{�s.:. a t[J6N.
1 "s7 iMl4 VJb. d n n Yy{
„vl �d•k. �j.•1 c m J R ] yvJ2 IL tl•
µ r 5 IF f L L !t t v t,h Wr alto 4
s a KS^abs 'r'•9 y iA ';,,(.'yq f�7m. fit "
7 mP vs ,J.
r W ,u,'ax "9 an ^ ter +.1 b L # P}1 '', '$ w �! V r;•7'-
} ' �Qp
r.° �d Al
rlrk'9gi3''' J, R '4h
r r +5 x• d CJ y ! C(�,. 9 r�1 } lH't x P r
.. �`_ rYAi r I�v� -j•lf rwj'rJtL Y,.�� etc�''�i.' C'1F1 aM^y m?'�, �Jt�y}Ytn 3^t�r( IQ P r 147u er4 .q, t �r
¢r
.. � _ ';Y�?,�,�•i�Y�r i���x�y�G}utnta.'*y'4"r� n�`i^rTl,��k�iz "lt�'! °• °'�y �9�ro-1a�"' lar a d l�'. ...,.ra�7L IJt rt ((. F!:
" t c,-0 ` 'N�44 �• 1f' �"1'� r�".r.7"�"r,8'P o9° ar, y rh.ar r t I -r a � `+. c. �Ya1,y
.!" y. y r+.° w r A Ax 4, F a.Ll�i'1�L[,��J rd'r 5 ggY�r J'Cr'v'c�r KJ. .,r•N"l' ,y `+ . b r: r+
r ' a wr +• i r')71 alt "k 1r?rN,, w ' ati,r ai rr �r�yi % !' `'•°. �4• ''� +
bb°a + - g aG,�k �.r t .Ly'�r� 9 3 ^,
it � 1 afi 1 J�V � ^'� l 21�'.�(�If•ry+.. t r �,�t IY�R Sr IJftl rt::11) fIR ,FI �'r Y J'r N Jiel s ! r w
+r 1
'� IS"eL r � 9 v "` ✓P, h t , r} >, ,rf '� ac � 'f S 'r
>•� rTZ y. `l�,1'P.Crra 5. qF C,�t:' WTr``Y� 'n '7, "'n r .Sli�•,r r arxl
'r a �} t +•7`�r" h'3 f J k �°fsP'�'. y"'
y:."e�, N�„ �n a }le 3vl^' �IV'740 ✓_'f .�A.A J�` ♦a yj,C�h,�r� a.5,f$oa' „i ,�`. ( ^AP'- 1 ^[�r+J�'Vy�^t' JrV L 1 "r;
wr S ',; f Yk ,. n�f 1{a 1 rj�tL� Glr 0�V �T1�>. �lV 4 J'r 4r�.L5�1!�f.M1"alrN�)fn ISrrJ'h 1 V r y�•N �y '{^I! YI�.
- R $ J '$ f•i IS""Mi lr'�'pF�'r1vLa^' ,1�`>✓.P '"t�I¢ y'I sr 1 r fv 7i
r < r x lG 1 �)"' Y4/ 9'+'a'.a h 0 rA -s3K �IrJ t.}'+•~�I y �Y yq f ,7 L' 1 t1yC I.l 4F ¢'u°�l z
� avbp. rt gEny ',W-'�`4;5,� bR� TI�.� r.r{` v i v J i' ".`�t i� •! y t.
j4
. ? ,z r v 4 y t Ntoa o f v✓ n r y
FJJf$ rR, :^fi1Jl, A Ski S:(�Jl4iar ' P �I tY"fi
. _ }'J r.r,r bl5�ir 4`13•st� � F'4a k V �
1 J -.,c+iWrJFAtj (g1il�_
@r kP(tea" if �•("uEh d ds iP Cf h {t r? I1 1 R.71r A y y a
7r'J� '1J4Ll•.�''✓ T')Wrp 1Fr l,er✓Y (�!t {)'N,r 4'r`
R^? l}^ hfi3� YLu F'ct s ill t r•C^U � { L d,rJ
X"!
x•ft gryxl',,41 a.xl..,n�l
yu'nwrrtI-
R. 1a�4tr I1r_F.1 a
^.,{ ' PF A✓r1 rN41rt1• I 'rhtP.lip'�M1L.` lvr✓rK ['IS.MM1�'°5� {�5}M1'Lyi qJ�. YYy- rJ`an
% t ^ r f Y r T rS! j�� '"'1 �f P9 u•.,.F i65�1" i ' �^y. iA)� r 1"JbJr
ZA
1:j
yMYY�
_ l f'�-i+Y W'{ .t °1 4 n'W >� l a M •'- ry y1:G:(0(� ,Jdr V :r r 716
+.:
r r m 4 ? r,)'x`�'rf `1qT] J '�r 5 �� vj•}F A� r ' r � .t J"4n
..r, rY Y rlry�lCJS' K4 f�"��nGl.�fr'y�r-�r� 1... ,)+. �r''�� � {�\•3¢.4�%',x f t}'ir� ' I 4 tt
�•y�lar P i .. 4' ' ;4j
sy�Ul1�` .a>:
S. c.