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PLANNING COMMISSION RESOLUTION 1397
A RESOLUTION GRANTING CONDITIONAL USE PERMIT
88-028 TO OPERATE THREE EATING ESTABLISHMENTS
WITH A COMBINED FLOOR AREA OF 6,000 SQUARE FEET
AND A MAXIMUM SEATING FOR 12 PERSONS IN EACH
ESTABLISHMENT AT 300 EAST HUNTINGTON DRIVE
(ARCADIA GATEWAY CENTRE),
WHEREAS, on October 28, 1988 an application was filed by Arcadia Gateway
Centre Associates, Ltd, to operate three eating establishments with a combined floor
area of 6,000 square feet and a maximum seating for 12 persons in each
establishment, Planning Department Case No. c.u.p, 88-028, on property commonly
know as 300 East Huntington Drive, more particularly described as follows:
Parcel 10, Parcel Map 19433 in the City of Arcadia, County of Los
Angeles, State of California as per Map recorded in Parcel Map
Book 209, Pages 1 and 2,
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WHEREAS, a public hearing was held on November 22,1988, at which time
all interested persons were given full opportunity to be heard and to present
evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOLLOWS:
Section 1, That the factual data submitted by the Planning Department in the
attached report is true and correct.
Section 2, This Commission finds:
1. That the granting of such conditional use permit will not be
detrimental to the public health or welfare, or injurious to the property or
improvements in such zone or vicinity,
2. That the use applied for at the location indicated is a proper use for
which a conditional use permit is authorized,
3, That the site for the proposed use is adequate in size and shape to
accommodate said use, All yards, spaces, walls, fences, parking, loading, landscaping
and other features are adequate to adjust said use with the land and uses in the
neighborhood,
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use,
5. That the granting of such conditional use permit will not adversely
affect the comprehensive General Plan,
6, That the use applied for will not have a substantial adverse impact on
the environment.
Section 3, That for the foregoing reasons this Commission grants a
Conditional Use Permit to operate three eating establishments upon the following
conditions:
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1. That the combined gross floor area for all three eating establishments
shall not exceed 6,000 square feet.
2, That the seating within each eating establishment shall not exceed 12
persons.
3, That C.U,P, 88-028 shall not take effect until the owner and applicant
have executed a form available at the Planning Department indicating awareness
and acceptance of the conditions of approval,
4, Noncompliance with the provisions and conditions of this
Conditional Use Permit shall constitute grounds for the immediate suspension or
revocation of said Permit.
Section 4. The decision, findings and conditions contained in this Resolution
reflect the Commission's action of November 22,1988 and the following vote:
A YES: Commissioners Amato, Clark, Szany, Papay
NOES: None
ABSTAIN: Commissioner Hedlund
Section 5, The Secretary shall certify to the adoption of this Resolution and
shall cause a copy to be forwarded to the City Council of the City of Arcadia,
I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular
meeting of the Planning Commission held on the 13th day of December, 1988 by the
following vote:
AYES:
NOES:
ABSENT:
Commissioners Clark, Hedlund, Szany Papay
None
Commissioner Amato
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( ____ ./ 4:, ~, ~
Chairman, Planning Co / mifsion
City of Arcadia
ATTEST:
ifrfiIMMvO~tL
Secretary, Planning Commission
City of Arcadia
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. November 22, 1988
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ARCADIA CITY PLANNING COMMISSION
PLANNING DEPARTMENT
DONNA L, BUTLER, SENIOR PLANNER
CASE NO.: C.U.P. 88-028
TO:
FROM:
GENERAL INFORMATION
APPLICANT:
LOCATION:
REQUEST:
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LOT AREA:
FRONTAGE:
Arcadia Gateway Centre Associates, Ltd.
South side of Huntington Drive between Second
Avenue and Fifth Avenue
Conditional use permit to operate three eating
establishments with a combined floor area of 6,000 sq. ft.
and a maximum seating for 12 persons in each
establishment
9.11 acres
874 feet on Huntington Drive
EXISTING LAND USE & ZONING
The site is currently developed with a medical office building, a
restaurant; a retail building is under construction. Plans for a three
story office building (Automobile Club) and a four story office building
are in plan check. Additional development proposed for the site
includes a second restaurant, The site is zoned CPD-l.
SURROUNDING LAND USE & ZONING
North:
South:
East:
West:
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Developed with the Embassy Suites Hotel, the Derby
Restaurant, the Souplantation and a vacated automobile
dealership; zoned CPD-1
Developed with the AT & SF Railroad
Developed with the California State Bank, and a
mini-storage facility and a mobile home park
located within the City of Monrovia.
Developed with the AT & SF Railroad
C.U.P, 88-028
November 22, 1988
Page 1
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GENERAL PLAN DESIGNATION
Planned Development - 1
BACKGROUND
In July, 1988 the City Council approved Modification MM 88-005 to allow 821
parking spaces (4.61 parking spaces per 1,000 sq, ft. of gross floor area) in
lieu of 908 parking spaces (5.09 spaces per 1,000 sq, ft. of gross floor area)
required.
PROPOSAL AND ANALYSIS
The applicant is requesting a conditional use permit to allow three eating
establishments in the 26,979 sq. ft. retail center.
At this time there are no specific uses proposed; however, the property
owner has received inquiries from small eating establishments to leaSE'
space in the retail center.
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Eating establishments with seating require a conditional use permit. The
property owner would like the flexibility of being able to lease a limited
amount of space in the retail center to eating establishments. Therefore,
they are requesting permission to allow three eating establishments with
seating not to exceed 12 persons each in the retail center. The combined
floor area for the three eating establishments would not exceed 6,000 sq. ft,
(approximately 22+% of the retail center). In many retail centers small
eating establishments are an integral part of a retail center.
One of the main concerns staff has with eating establishments is that they
may generate more traffic and a greater demand for parking than a retail
use. The City has, in the past, granted conditional use permits to eating
establishments in retail centers with limitations on the seating to 12 or less
persons.
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Based upon staffs experience with previously approved similar eating
establishments in retail centers, we have not observed any parking
problems.
The attached letter from Barton-Aschman Associates, Inc. notes that based
upon studies they have done for other retail centers, "the parking demands
generated by such uses [eating establishments] are not significantly
different from more typical retail uses." Also, "that by including a variety
of uses in the center, a shared parking situation is created in which
individual stores have peak demands that occur at different times, thus
potentially reducing the peak demand for the total center." It was Barton-
Aschman's opinion that the overall parking ratio approved by the City is
sufficient to accommodate the parking demand to be generated by the
c.u.p, 88-028
November 22, 1988
Page 2
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proposed food related uses, "especially considering the restrictions to be
imposed by the City", i.e., limited seating.
Pursuant to the provisions of the California Environmental Quality Act, the
Planning Department has prepared an initial study for the proposed project.
Said initial study did not disclose any substantial or potentially substantial
adverse change in any of the physical conditions within the area affected by
the project including land, air, water, minerals, flora, fauna, ambient noise
and objects of historical or aesthetic significance. Therefore, a Negative
Declaration has been prepared for this project.
RECOMMENDATION
The Planning Department recommends approval of C.U.P. 88-028 to allow a
maximum of three eating establishments in the retail center subject to the
following conditions:
1. That the combined gross floor area for all three eating establish-
ments shall not exceed 6,000 sq. ft.
2. That the seating within each eating establishment shall not exceed 12
persons.
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3. That C.U.P. 88-021 shall not take effect until the owner and applicant
have executed a form available at the Planning Department indicating
awareness and acceptance of the conditions of approval.
4. Noncompliance with the provisions and conditions of this
Conditional Use permit shall constitute grounds for the immediate
suspension or revocation of said Permit.
FINDINGS AND MOTIONS
Approval
If the Planning Commission intends to take action to approve this project, the
Commission should move to approve and file the Negative Declaration and
find that the project will not have a significant effect on the environment and
direct staff to prepare the appropriate resolution incorporating the specific
findings and conditions of approval set forth in the staff report (or as
modified by the Commission).
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CU.P.88-028
November 22, 1988
Page 3
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Denial
If the Planning Commission intends to take action to deny this project, the
Commission should move to deny and direct staff to prepare an appropriate
resolution incorporating the Commission's decision and findings in support
of that dedsion.
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C.U.P. 88-028
November 22, 1988
Page 4
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_ MILI.ARD ARCHULETA ARCHITECTS
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Barton.Aschman Associates, Inc.
75 North Fair Oaks Avenue
Pasadena, California 91109-1090
USA
Phone: (616) 449-3917
Telex: 6~'5336
Fax: (618) 440-8940
October 25, 1988
Mr. Geotge J. Grosso
stanley W. Grilble & Associates
18401 Von Kaman Avenue
suite 130
Irvine, Califomia 92715
RE: 1IRC1I[\D GM'ElIlAY CENl'RB
Dear Mr. Grosso:
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'lhe Arcadia Gateway Centre includes awroxilDately 26,000 square feet of
retail uses in a b1i.1di.1'Kl =rently umer construction alan;} Hunt:in:Jton
Drive. In the CXJUrSe of leasirg this space, you have had nie''"'''!''-sians with
several food-related tenants, ani are interested in leasirg stores to three
such tenants. However, the city of Arcadia has expressed cancern relative
to the potential traffic ani parltin;J iJrpacts associated with tenants of this
type. Consequently, the city has prc'{'OSed a limitation on the numbe>r ani
size of food-related tenants in the retail b1i.1di.1'Kl. Specifically, the
limitations ~d allow no m:n:e than a total of 6,000 square feet of such
uses. F\.1rther, no m:n:e than three such tenants ~d be allowed an:! each of
those '-'OOl.d be restricted to 00 m:n:e than 12 seats each.
While the conventional wisdan seems to be that food-related tenants generate
higher levels of traffic ani parltin;J danani than other retail tenant.s, _
have not always foond this to be the case. First, it is inportant tel note
that the trip generation rates used in the analysis of the retail \AA'i,.......l1t
of the Arcadia Gateway Centre are based upon studies of retail centers that
are similar in size ani '^"'~ition to the Arcadia project. 1bus, such
centers undcubt:edly have food-related tenants included. Consequently, the
trip generation estimates prepared for the Arcadia Gateway Centre pxoject
are consistent with projects that inc1ude food-related tenants. In lmrt,
the inc1usion of such tenants in the Arcadia project will not resutlt in
substantially greater trip generation than was inllcated in the project's
traffic :iJlpact analysis.
'lhe same is generally true in relation to parltin;J danani. Barton-Asc:tman
has been called upal to perfom a number of detailed parltin;J demarn stuclies
for small retail centers in the 1':o""""'-1a area. 'lhese studies have eyA1llillSd
the peak parltin;J deman:l at a variety of uses typically .included in such
centers, such as yogurt shqls, pizza ani chicken take-<::ut shqls, baJcgries,
donut shops, Mexican food take-out shops, and deli/sandwich shops.
Generally, these shYlie<' have inllcated that the parltin;J demands geno..rated
by such uses. are not significantly different fran m:n:e typical retail uses.
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Barton.Aschman Associates, Inc.
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Mr.GeorgeJ.Grosso
octd:ler 25, 1988
Page 2
FUrther, it is :interestinJ to note that ~ inc:1udi.rJ;J a variety of uses in
the center, a shared park:iIg situation is created in which inllvidual stores
have peak deman::Is that occur at different tiJnes, thus potentially reducin;J
the peak denarn for the total center. For ex:anple, bakeries am donut shops
tend to have peak deman::Is in the early momin;J, while pizza take-out
restaurants have their greatest denarn in the late afternoon am early
evenirg boors.
In summary, it is my qlinion that the overall park:iIg ratio afPI'OVE!d by the
City of Arcadia (4.6 spaces per 1,000 square feet) is sufficient to
a, .:' ...,. .:'Iate the park:iIg deman:i to be generated ~ the proposed food-related
uses in the Arcadia Gateway Centre, especially oonsiderin;J the restrictions
to be bposed ~ the City.
If ya1 have questions regardin;J this, please feel free to CXlI'Itact me.
. Sincerely,
~~~~
Neal K. Liddicoat, P.E.
Principal Associate
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File No. cUP 88-028
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CALFlRONIA ENVIRONMENTAL QUALITY ACf
NEGATIVE DEa..ARA TION
CITY OF ARCADIA, CALIFORNIA
A.
Description of project:
Consideration of three eatin~ establishments
total square footage of all three not to exceed 6,000 sq. ft. and each
establishment to not exceed 12 seats.
B.
Location of project:
S/S of Huntington Drive
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Name of applicant or sponsor:
Arcadia Gateway Centre Assoc., Ltd.
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D. Finding: This project will have no significant effect upon the environment
within the meaning of the California Environmental Quality Act of 1970 for
the reasons set forth in the attached Initial Study.
R Mitigation measures, if any, included in the project to avoid potentially
significant effects:
Date:
10/31/88
I:.~:
Date Posted:
Senior Planner
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FILE NO. . '///' <',,:' '" ';:,.5:)
ENVIRONMENTAL INEQRMA nON FORM
Applicant's Name: Arcadia Gatewav Centre Associates. Ltd.
Address: 18401 Von Karman Avenue. Suite 130. Irvine. CA 92715
B. Property Address (Location): South side Hunti ngton Dr; ve
A.
between 2nd and 5th Avenue.
C General Plan Designation: Planned Developer Arcadia
D. Zone Classification: CPD-l
E Proposed Use (State exactly what use is intended for the property,
i.e., type, activities, employment):
Office. Retail Commercial, Restaurants
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F. Square Footage of Site: 396,830
G Square Footage of Existing Buildings:
I. To Remain: 81,300 Square Feet
2. To Be Removed: None
H Square Footage of New Buildings: 97,300 Square Feet
I. Square Footage of Buildings to be Used for:
1. Commercial Activities: 179,000 Square Feet
2. Industrial Activities: -0-
3. Residential Activities: -0-
Number of Units:
-0-
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Environmental Information Form
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1. Describe the following:
I. The environmental setting of the project site as it edsts.
The site is currently under construction with 8ennigan's Restaurant
having opened in July 1988. The total project to be complete
in September of 1989.
2. The proposed alterations to the project site.
N/A
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3. The use and development of the surrounding properties.
The orooertv to the North of the site is beinq developed for' Hotel,
Office and Restaurant uses.
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Environmental Information Form
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K Check the appropriate answers to the following questions:
2.
3.
4.
5.
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Will the proposed project result in a substantial
alteration of ground contours and/or alteration
of exiting drainage pattern?
x
Will the proposed project result in a change in
groundwater quality and/or quantity?
x
Will the proposed project result in an increase in
noise, vibration, dust, dirt, smoke, fumes, odor or
solid waste?
x
Will the proposed project result in the use or
disposal of potentially hazardous materials?
x
Will the proposed project result in a substantial
increase in demand for municipal services
and/or energy consumption?
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Explain in detail any "YES" answers to the above questions on
additional sheets.
L.
Provide any additional information which would elaborate on the
potential environmental consequences resultant from the proposed
project.
M.
Certification: I hereby certify that the statements furnished above
and in the attached exhibits present the data and informa.tion
required for this initial evaluation to the best of my ability, and that
the facts, statements and information presented are true and correct
to the best of my knowledge and belief.
Date:
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Environmental Information Form
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5. The development will cause an increase in the use of buses and other modes of Public
transportation and an increasage in EnE,!rgy Construction over previous users.
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File No.
CUP 88-028
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ENVIRONMENTAL. CHECKLIST FORM
A. BACKGROUND
1.
Name of Proponent
Arcadia Gateway Centre Associates, Ltd.
2.
Address and Phone Number of Proponent
.18401 Von Karman, Suite 130
Irvine, CA
92715
B. ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are required on attached sheets.)
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A. U.eot"eUbllt.&nUal_W'lQof
t~l or eneqy'
IJ. Sllbar.uaU.al lngp..e 111 4lP&nd
IIpln ex.J.uJ,nt .~ of -nn, or
requ1J'a f.M .a..al~t ot" 11._
a_I'll" of" _~7
U. gUUt.ie.. lfUlthlopropllOlel.,..llJ.t
~t"orA..ay.t_,or
.u.b.tanthl altaratiOu to Uw follow-
lAguUUtJ,..,
~
--
A. Power (lr nn:llcal If'"
--
Il. C~icadonall)'.t_?
a. .aur?
d. a:_r Qr ..pt1c: t-Ul
.. llt.clDl ".tac .uaJ.tlaqa?
t. BoUd "...te an4 4.b:po..U
17. 11_ ft.alth. Will t.AoI prgpoa..l
re.lut ,tAl
~
~
---
~
..---
.. Chad. at any /'Iealth haaU'lS "
peltenti.l ~alth h...cd luollaoU1lq
_tal tLu.lth) 1
2>. a.po.llt'e ot" peopl. to potaJIU.l
llaaJth t..aar.s.1'
..-
0/
Date
10/31/88
. '-'! ..,.. .!!!!.
U. .....t.h.t1a.If111t.h.p~1I1r..u1t
LII I:J\. ol:I.trll~loA of any ae.rUc
..ue. III' '11'1_ IIpeA to the pullUC, or
"'11.1 ths p~.!,. nail!,.\' 11l. \:h.
ere.don of aft ...th.U..11r C1fhftll1.... ~'
aita open to pubUc '11'1_1'
lJ. bcn'e.UlIA. ifill tile pcopoall,\. ruult
In an l~C1t IlpOI'I tha qual.lr.y C1r v
'l..u.tlt'l of u'iaU,Dq ~at~o.a1
IIppoctunJ.U..?
". :=:~~:;i~i::II~C:ft.r:~t~ c::
adpUiClUlt axcll-.ol"91caJllJ:
ht.'ul-d,cal eita. atl'llct:~. llbjact -"
or bdld.1AQ"
". Mandatory 1'1~. lit .iall1U";:E:.;.
.. DOeIl~~ectlle....tJI.- tbl
to _r~ tIIa quaUty of tile .rwh_nt,
a1Zn.PlU,aUy rKltCII the hll!J1tat ot" a
tilll or ",U411fa .p.o:1.., ea..e .. Uah
or vUdlU. popu.1atlcm tQ dJ:OSl belll10f
.eU-a..t.ilIj,n9 1.".1., tl\.t..tllll to
al1a1nat. a plant or I:ft1u.1 ~t)',
redvee tta. n\lllbe.r _ r..u.l.ct the 1'''''_
of a ran 0'" arld_pred plut. or lID_I
01' al1ai.nat. .I.llIf'OrtaAt ......1.. ot" th. ,,-
_)Or p.clods o~ Cl1.1.foraia biatory
or pl"Gbtat.oryl
b. I>>MI tJi~ "'n:>;_t ba_ the poe-d..l
tQ adl1e". nort.uno, to tIM dhadlraD':'9A
of lon9-t.no _YU-lIt,l 9DA1a1' fA
ahort~uno ll1p1tC't 01'1 tba "nrt~t
1a OM wb.l.cb oocun ln . .,.1I,=1_1y
lu'.I..f, nUll1u.. p.rl04 lit ti_ "",U.
1cmv-t.ra i..IIIIecn... ,,111 IIllo1Iln _11 ,l.ntl)
tl'l. rtltura.J -'"
c. DlIoII. tile p",,_t "._1apo:I,eu
vI!.1dl an in.uri4ually l1a.l.e.d, but
CIlmIlat.1""lY_llc1erul." (A~'llC't
..,. 1IIpact. on _ or aon ..,..caUl
reaour.... tolb...n the 1,...ct: on eacll
""ource h rel.ti..ly ...11. tallt ..ban
the "feet lit" tJI. total of t:ht.- l.apam:a
on t:he "'v1~t. II aivrutiVaftt.)
.. DON tile pro'aet ha_ ."vt..-t.IJ
eU_u VllllCb ",111 e..e a..t.all-Ual ./
a4Yan. .tt_ OZI h_ "'1~, dC:ha1
.ucaetly or lDdireotly1
C. D18CQSUCIf OJ' IIIIVII:CIOCD'rAL "'~JCIf
D. DBftUlIHA'I'ION
lto W ~1et...s by the Wad Aq-..c:yl
On U. b of thh lait1al e7a.l_tloa,
UIld the propoaad. Fojlet c:ovLD 00't b.... e dgn.Uicant
.ft.et on tJI. 1IDv1~t.. ed . llItcOA'I'IVI DlCLUA~IC*
"111 M ~repuad.
C I find that _ltho. dll p~ llro,ltCt _loa ha'" ,
algniUcant "'feet otl t1Ml _v1~t, till'" ..Hl ....t
be , .1pUlcant ItL-.ct in tlU. can. bee.a\I.M t.M ait19n101l
_u:r.. .Icrilled an an IItt.1C:IWd; nh..t haft bMm a.4da4 to
th.a proi~. A ..~1'%n ~l'" .U.r. u .arllJlSO.
[J 1 tilld die prgpo..o:S ",",..tt Md ha... a dvaJ,tictlAt IU.at
on tl'Il llllri~t. and U\ .-vx-'lIlrl'lU. UIPACI' lIPOJrr ill
rllqUind.
(a~",~.
-2-