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HomeMy WebLinkAbout0507 . - .~ . . . RESOLUTION NO. 507 A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO ALLOW THE CONSTRUCTION OF A 20 UNIT APARTMENT DEVELOPMENT ON PROPERTY LOCATED AT 241 COLORADO BOULEVARD IN SAID CITY. WHEREAS, there was filed with this Commission on the 29th day of January, 1964, the application of Helen S. Howser and the . Estate of Clifford W. Waddoups, as owners, for a zone variance to allow the construction of a 20 unit apartment development on prop- erty known as 241 Colorado Boulevard in the City of Arcadia, County of Los Angeles, State of California, described as follows: A portion of Lot 10, Tract 13487, per map recorded in Book 272, pages 14 and 15, of Maps in the office of the Recorder of said County; and, WHEREAS, after notice duly given as required by the Zoning Ordinance, a public hearing was duly held on the matter by and before this Commission on the 11th day of February, 1964, at which time all interested parties were given a full opportunity to be heard and to present evidence; NOW, THEREFORE, THE CITY PLANNING COMMISSION DOES HEREBY DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. That all of said property is in Zone R-l and is surrounded by Zone R-l property, some of which has been more intensely developed under variances previously granted. That there already 4It exists in the City of Arcadia substantial land zoned for multiple dwelling purposes, which areas have been kept reasonably well con- fined and have much development potential yet available. That traf- fic conditions on Colorado Boulevard pose a hazardous problem which would be increased if the requested variance were granted. That there exceptional or extraordinary circumstances applicable to the -1- 507 -/ . ..- ....,~;. . . . property involved that do not apply generally to the property or class of use in the same zone or vicinity; that such variance is not neces- sary for the preservation and enjoyment of'a substantial property right of the applicant possessed by other property in the same zone and vicinity. That the granting of the requested variance and the construction of a 20 unit apartment as proposed will be injurious to other properties in the same vicinity and zone. SECTION 2. That for the foregoing reasons this Commission recommends to the City Council that a variance for the construction of a 20 unit dwelling unit on the above described property be denied. SECTION 3. 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 City Planning Commission held on the 25th day of February , 1964, by the following vote: AYES: Commissioners Golisch, Hanson, Kuyper, Parker, Forman and Ferguson NOES: None ABSENT: Commissioner Norton ~ai~/~~'- ' ATTEST: Secretary . -2- 507 ~z/~~ ,;('11~, /It--e- flkvnU-j ~, 14 >t<J. : V-g-L/-:t.- \ t . .- /l. ~L I I ~ CfJ,fl-, /cuv./L/T I~ : ~ ~ ;t:C OJ. C, .; ~aYl ~ ~tU7L I~,S()? . . . - . . . . . February 11, 1964 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: ZONE VARIANCE APPLlCA TION - V-64-3 - 20 UNIT APARTMENT DEVELOPMENT - 241 COLORADO BLVD. APPLlCA nON: This application filed by the, Estate of Clifford W. Woddoups and Helen S. Howser seeks 0 Zone Variance to permit the construction of three apartment buildings containing 20 dwelling units on property located at 241 Colorado Boulevard. SUBJECT PROPERTY AND SURROUNDING LAND USE: The propased site contains approximately 55,550 sq. ft. with 460 ft. of frontage on Colorado Blvd. The site is entirely in Zone R-l and is surrounded by Zone R-l property, some of which has been more intensely developed by virtue of variances. The property immediately to the north and east of this subject property is improved with eight one-story bungalow units. Further north and east along Oakhurst Lane the properties ore improved with either one or two dwell ing unit houses per lot. The property directly to the east is improved with an oportment development. The property directly to the north and across Oakhurst Lone is vacant and in Zone R-l at present. PROPOSED SITE DEVELOPMENT: The following outline represents the major development characteristics of this proposal: Site Area 55,550 sq. ft. :!:. Land Coverage - Building -13,921 sq. ft. or 25%+ Usable Open Space -7000 sq. ft.- Building - Height - 24 ft. maximum above finish grade. Units - 20 total with on average of 2770 sq. ft. :!:. Unit Sizes- 2 and 3 bedroom units, ranging in si2;e from 1300 sq. ft. to 1500 sq. ft. .'-1 'I - 1 - (" 1 . . .' V -64-3 2/11/64 Page 2 Setbacks: Front Yard - 35 ft. per special established on Colorado Blvd. Side Yards - west 10 ft. - east 25 ft. Rear Yard - 20 ft. for center building Parking: 50 spaces are indicated - 33 of which are covered ANALYSIS: The subject property has never been developed with Zone R-l uses because of traffic problems and high land costs which probably makes it unfeasible as an R-l investment. These facts alone, however, do not necessarily warrant this site to be used as an apartment development. In considering this application it must be kept clearly in mind that there already exists in Arcadia substantial land zoned for multiple dwelling purposes. These areas have been kept reasonably well confined and have much development potential yet available. . The fact that some apartments exist nearby, through lack of planning in the past, is not adequate justification ta allow additional apartments to come into existence in an area still basically single family in character. The proposed site is burdened with many problems among which traf~ic conditions on Colorado Boulevard appears to be the worst. Southbound traffic on Colorado in this immediate area moved extremely fast because of the downgrade thereby making left turns into Oakhurst Lane and the left turn pocket lane of Colorado Boulevard, going east, quite hazardous. The same reasons often make left turns from Oakhurst Lane into Colorado Boulevard also quite hazardous. RECOMMENDATION: For the above list reasons the Planning Department recommends that Variance Application No. V-64-3 be denied. If, on the other hand, the Planning Commission decides to approve this application such approval should be based upon the following recommendations and conditions: , ' A. Not more than two cjwelling units for each 10,000 sq, ft,of lot area should be permitted thereby reducing the traffic and pedestrian congestion generation characteristics of the site, I. . '" \ 1 ' ' . B. Not more than 25% of the buildings developed on this site should be permitted to exceed one story in height. This proposal would insure a reasonable degree of compatibility between the development of the subject site and the fine single family residences in the immediate area. -2- V-64-3 2/11/64 . Page 3 , )';' ....... pJ.' , /') " . . . . It is important to note that the natural grade of this site is already considerably higher than curb level and that building height control is imperative. C. The architectural treatment of the development of the site should be carefully considered in order to insure compatibility with the architectural theme (Ranch Style) already existant in the area. D. Points of ingress and egress to the site must be carefully considered in order to minimize traffic hazards. It is apparent that with the development of the subject site and other vacant property to the north traffic will increase substantially on Oakhurst Lane. Oakhurst Lane, a 30 ft. wide private street will be totally inadequate to carry , these increased traffic loads. Consideration must, therefore, be given to the location of all buildings in order to insure that adequate setbacks are provided allowing for the future improvement of Oakhurst Lane as a publ ic street. E. Completely revised preliminary drawings be submitted to the Planning Commission for approval. Such drawings shall embody the above-listed recommendations and in addition shall include and be subject to the following conditions of approval: NOTE: Additional Conditions of Approval may be developed on the basis of revised drawings. I. 1. The;,varianceinot be operative until complete working drawings prepared by a Registered Architect in substantial compliance with the approved, revised preliminary drawings,and including landscaping and irrigation plans prepared by a Landscape Architec~have be,,:n submitted to and approved by the Planning Commissionj.which"shall be within one year from the date of CLty .~f'-uncil'approval. of thisevariance, . " , 2. COnsfruct six foot high walll\along,east and north property lines, such wall to be measured from contiguous properties. In no case shall such ,,\ , wall be less than 5 ft. in height when measured from subject site. 3. Final plans shall include drainage and grading plans prepared by a registered Civil Engineer, and approved by the Department of Public Works. 4. Driveways shall be oriented at right angles to the curb and property lines of Colorado Bouelvard and shall conform to the City standards. ' ......:.J./.t .''",'. ," I M~ -3- e r" . r . V-64-3 2/11/64 Page 4 .'" .' ~ . ,'.,.,- , . ' . ;. rt'. ,'- . . , ,/ " c 5. Submit tin engineering soils report on the soil on the subject propertyi It. is the opinion of the Public Works Department that fill material is located on this site. The report should Q[s<?,include a geological report regarding location of springs. T-his'report ~ ~ a* be subject to the approval of the Department oF.Public Works. 6. Declicote.'right-of-way for Colorado Street and Colorado Boulevard to provide a minimum ten foot parkway~:': ,.- ,. 7. Driveway ramp construction shall conform to standards on file in the Department of Public Works. 8. Construct curb, gutter and sidewalk along Colorado Boulevard and Colorado Street, subject to the requirements and approval of the Division of Highways and the Arcadia Department of Publ ic Works. .,1 " . ;. 9. IAs-teU-s-tr.eet-lights ond street trees,.int4i~otiOns approved by the Department of Public Works., 01- ' ,I ,<l/, , \ (f,' 10. The owner shall submit to the City evidence of his rights of access across the northerly '15 feet of Oakhurst lane. This is required to to provid'e ~dequate turning radius into the proposed driveway. , .. 11. The owner shall execute an irrevocabie offer t6 dedicate,.the northerly 30 feet of the property, including a corner cut-off. This dedication would. provide fc:>~the fut.ure)d~dication of Oakhurst lane as a R!LbLic'street~ (,d,fA; ,,', 12. All building, landscaping 'and service area illumination shall be direc- tedaway from the adjacent properties and in no case shall any I ight- ing fixtures be installed above a height of six feet. 13. Water services shall meet with the standards set forth in the Uniform Plumbing Code and shall be approvecj by the Water Superintendent. ., -. -",- Ereot no strutture closer than 40 ft. tO~~isting center I ine of Oakhurst Lane. L "-i'^ J /~;",~", ~ 1....1.0;/ , )V-;.""'~''Fl) I rr-:. . -i--~ ,~'bP-t~z~nv' f-'~ p,l-.w_'{.tLl~' 1-;:<e.. -':: ~~ J.4-- ~ ~ f:ol-f&-- <AM. ~ "#:r /I:f{i;~~ ~ ~-yw-fd., hi"'J;'" ~ - 4- . 14. '.I ~ . . . V-64-3 2/11/64 Page 5 EM:ma ,"'1 .- , ' ,t.\,t{. I 7 1;6'. . . , , -Erect-ria structure\closer than 35 ft. from front property line nor closer thon,gwft. to rear property line. ;;0' Instollunderground electrical and telephone utility lines to buildings. No'ov~rhead services ~hall oe permitt~d.' .' b)7. The working drawings shall meet with all the requirements of the 01. Building Code. \ 1 1-8: All planting areas shall be irrigated by means of a permonent, under- "' /' ground sprinkler system, (except for heads above grade). , / . ' \~"19: In additi;,to'the'ab~r.;',;;~d ~~om~enddtiorts',~tcJc'~nditions oLapprovel, development of thiutte.shall meet wtthall-Zone R,.3 , . .' ReqtHi'ements. -, ' .." .. Oi The City Planning Commisiion shall reserve the right Y.iithout necessity of further notice or heoringlto make minor modifications of any of the foregoing conditions, it such modification will achieve substantially the same results and will in no way be detrimental to adjacent properties or improvements than will the strict compliance with ~aid conditkms. jr~ )" r- I' _ ".- -'. ,/ ~A J I/'I' . /;Y5f .':!.!--,.J co,:;.;c -,V)",..J '0 ( "1" ),. ,~.,,",,\ . . ./-Z' .I, ',.. . /- ,'" '...'-' v' L-~~- ,r '-_: - I J' {.......u c;cc... :"-,,.,.,~ .'. , \ ( . 0\. " 20. .... '. PLANNING DEPARTMENT BY f! j; ;vl~} ERNEST MAYER, JR. Sen ior Ci ty Planner . . . I L "'.., \ . 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L- .q ... ,', / l'~ ',", - - ----- c ~. .'.....~~ , /" , /', . v- c.4-3 . . . HELEN S. HOWSER Denial of Variance: Council Minutes of April 6, 1954 . . . , , Motion by Councilman Dow that the City Council accept the reco~nendation of the Planning Commission and deny the request of Helen S. Howser for a variance to permit the construction and operation of a service station on certain property on Colorado and Oakhurst Lane and that the City Attorney prepare a resolution accordingly. Said motion was seconded by Councilman Hulse and carried on roll call as follows: AYES: Councilmen Dow, Hulse, Kennett, N8ttingham and Schmocker . . . . . . . :.... . I v "I ~ . I:vere',!, 9. Mansur P I ann., -: .,n;u I~ant 3C; ::~:c.,"a t,ve. San Ga',,;riel, elll i~. February 23, 1954 Aroadia City Planning Commission City Hall Arce~ia, r,alifornia Gentle'ten: SUbject: Howser Application for Varianoe The fol1owin9. provisions are co,tained in Jection 16 of Ordin- ance No. 760 reeer1ing Variences. When practicsl difficulties, un- necessary hardships or results inconsistent with the ~eneral provisions of this Ordinance result - - - the Planning Commission may- - - con- sider the Branting of suoh varianoe - - - as may be in bar~ony with its general purpose and intent so thnt the spirit of this Crdinance shall be observed, publiC safety and welfare secured and substantial justioe done. Before sny variance l"Iay be r.rAl1ted it shall be sllOwn; 1. That there are exceptional or extroadinary circumstances or con~itions applicnble to the property involved, or to the intended use of the pro~crty, that do not apply p.enerally to the rro~crty or ol~ss of use in the srme vicinity or zone. 2. That such variance is necessary for the preservntion and enjoy~ent of a subst~ntiel ~roperty ri~ht of the a~plicant ~ossessed by other rro~erty in the same vicinity or zone. 3. That the ~rantinr of such variance will not be materially 'etrimental to the pUblic welfpre or injurious to the rro~erty or improvements in such Vicinity and zone in whi ch the ]'lroT\e rty is loca- ted; and 4. That the grantin~ of such variance will not adversely affect the COMprehensive General Plan. The prorerty on both sides of Colorado Street at this point is in the R-l zone and ~ny si~Ble family residences hnve been built in this vicinity in the last few ye~rs. There is no more justification for prnnting a varianoe for a p-as station at this point than for any location on Colorado between the westerly city limits and the Colorado Blvd. - Santa Fe Railroad underpass, a dist~nce of two miles. The location of a ~ss st~t1on at this point, between B curve and the Y intersection of Colorado Blvd. snd Colorado flace, would create n very danRerous traffic hazard, espeCially with cars naklng a left hand turn acroas the fast traffic to enter the station. There is no publiC need for a Ras s tr. tion st this point. There is a r:ns str.tion at rolorado and Rosemead, less than two miles to the west; one at Colorado Blvd. and ~anta Anita and one at HuntinRton Drive snd San Rafael Hoad both three quarters of a mile to the esst. ~ost automo- biles are built to travel at least 150 miles on a tank full of ~asoline. , ,~ ~ .;..,.. . : . . . . The location of a ~as stAtio~ at this point with its unsight- liness, noise, lirhts, odor, traffic and Renerel nuisance would be detrimentAl to the surrounding residences. This is shown by the prc~p.~~s ~~om practically all owners of property within 300 feet of the :site.. This property was aC1uired by the ~resent owners on Aupust 10, 1953 when in its present zoning so there crn be no hrrdship. If the present owners had no use for the property as zoned they did not have to buy it. This is another case of B ner~on acquiring pro~erty in s restricted zone and then Btte~rtin~ to obtain a variance to increase the value of the newly acquired rronerty to the detriment of adjoining prorerty and improvements alreedy established. It is stron~ly recommended that this arplication for a variance to permit a p-BS stetion at the corner of Colorado Street and Oakhurst Lnne be denied. Respectfully submitted, ~R"!:TT B. 11.AN'SUR Plannln~ Consultant I, . . . .' , . . clt7 l~...,t"8 C-,.a1on Arodla Clty Hall 'l'h1a "port 1Iba11 be oon1'lMcl to tu oontinuing legat 81'1'.ot 01' the j)l'l~ aoU~ 01' the Clt)' Pl~ Co-'ulon and ~ CltJ CouaoU in 8JWl'blng . ftltl.ftOe oono~ Lot 10, 'L'zoact 110. 13h87. 1'or a ...taUl'm'_ oooJctal1 10l.lD0&8 McS hotol buagelowl, upOft \be p".ent App11oaUon or He1eD S. How.., 1'tIr' . zone yU'laDh to .Pel'- lIl1t tile oonav\.MItlon and operation 01' a gaaoU.DII .onlo. a1latl= on n pon1on of' aald rAt 10. ?/hU. 1)JotU.._.. No. 439 was 1n et1'ltCIt ~d ..a. tbe b..la ac:a- lXlR :}rdtn,.'lI). Of tbe cl'J 01' Arcadia, a YlU'lrmo. w.. E"'mte4 'B'!(Iv ~. llo. 6)6 to W. \!Jen,OIIM1' 01' the entlH Lot 10 tol'" tt. oanatl"UCtton 01' a l"OakUl"lUlt, oaoktall lo~ and nt-tf\g pool and ten to twel". hotel bungalows. 'l'h1. ftl"lanco oont"I)la.ted tI>> OVlJ1"ull developtllant or thl. lU'~ ,[)U'Oel 01' groun4 uMel" OJW lnte- f')"Atd and aoU-aurr 1ctent plan, bon VOl'", the de'Nlo.Plll8Dt of' tbe area oa a whole .aa navol" UOOl'Q,j.,l18bltd. 3CIIIG 01' tM 80-0111184 botel bungalan WeN bUllt, aD4 118 cODIItl"uate4 slYe tbI appearanoe 0.1' a1nglo 1'am11;r dwolllne.. am ae1"tll1n17 aonallUuh au eJC.04tptloo- al17 riM duplex t1P8 or oONltl'wltlun. ,In MAl'Oh 31. 1953, the CU, Counel1 &';)P1"OYed tho d1v1tllcm or Lot 1:) 1nto tOUl" ,j)81"Otla. .peo11'11D6 ~t ala. blmgalow wdt. Woulll bo poxuttted OD Pa:roel 1. tbM. aueh un1ta on noh ot l'a1"G.b 2 and 3. and tllo reatllU1"mt .,d oooktaU lOunge, if' and Wite.. oODlStwotOd, on [,Arcel 4. J\.l'Ound the aiMl. 01' tho J'ODl" 1953. aU tM~t of <<Itw 01'1g1M1. de..lopasent of fAt to .u Go"PANntl:r nUlll1doned, fozo about that ts.. ata1"ted the .ale. of thelle l"OflplJotlve ,;lG1"08b. On Juno 16. 1'153. a aonlng V81"lano. .u e;teantad on a POl"tlon or r.at 10 to%:' the oem- atl'uct1on a1' apazotmant.. I~V " l"O&ulete4 yazolano.e, eP80t.t:v1Qs. nu::l8N118 detail" IUI to loonUon and oonut.ruottC1n. ~;ub~us!J.~t1.7, the counoll "'''l''oved \be conatzoaot1on of! a ::.ted1cnl nm :n-01''eadonal -1. ; . , - . . . ~ , . . orrico b"S2JIt~ on I'uool 4. and on AUEUIlt 4. 19.$3. at tho "<lU'" ot: the .:IWM19 or t118 PJ"Q)',lO"1 a1'teate4" t1"o.t PWtloD or Qrc!1nafte. 1(0. 6)6 V<1r:d.ttlng tM :..ta\U"8Jlt and cooktall lo~ on a ponton ot' tot 10 wu Nuo1D4e4. It 1. rq op1n1on thIl~ a utel'llLlnatlon b:y the CU7 naa,. n1ng COllIIIl1..loo and the Clt1 COI.lQOU that oh'oumatUlC.. NqldN tbe gL'ar1tlag ot Nlier tl'ca the avIct; .nt_o_nt ot U. Hgulatlorut app11cablo to J)1'opoJ'tJ 111 Z=e ft-1 baa a 081'ta1l1 oOftt1aulng legal err.." at 1....' until .ueh t1ale aa a ahaldug 18 IIIILde 01" oan be _de to the etteot tbat the o11'ClJllUItmc.o, pr.vloWll:r foua4 to .stat ,I aDd wU"ZOAnt N11o:. hav. 8Q cbAnged .. to mako tho a,rantiDg ot N11.r tI"aIIl t1>> bula 00D1116 app11oab1e no lonc.9' M....UOJ'. tnMItbe1> .. not .UGh a lolbaQp 111 clNuutaDc.. baa oooUI'Nd 04" oan be .~~ b. 1D tbe 1'l:l'ot !Dati..., a ma"er tor tho C~.. aloo to dehl"ll1De. RowoftP, .wn 11' ~ baa Dl>t beoD alJOh . fthlu\Be ot olN...1laDo.., tho l'act that It baa beeo detlN"lld.ned ~t . 1)N:pen:y OWMI" 1a uUUolS to .CIIllt ..1101' rJ.'tn tbe atplot a,ppU. .atSon of tbe bula sonlqg It,llplloabl. to hi. proptl'1;J' doea not; -- U1at lI\.lch UIO~ Illa' t I). the aolo Judge .. to tM extoat to Whtob, GI" tha tema 111 wh1ob, .uch Nller .ball be aocozode4 hia. '1'h4t paolDDlple oan b..t be 11luatrate4 b7 N4uoln,g the eltuat10n to the abaUJ.'d. · It baa b..n 4ehl'lllaad that rrt:1 Pl'Opel"t;r ahoUld not be ...lltloloted ablolutoly to tM buS.o 11nglo 1'.1.1.7 nddenUal lon1Dg I,PPlloabl. Md that I8lD entitled to eoza INlief tl'0II IUGh Itz'lct eDtOJ'Oement. Tb.el'etOl'8, I will put in . .tat Nn- dezt1ng pl_t .. tJw tON of NU.1' r .01eot.' Suob & conol~lon 111 obYloul17 UDfouatla14 and UDHS.OI1able. AD:r other ..U--.cl. 6H1Ilon ditfer!! 1'1<.4 \111. 0D17 111 c90BNG, not 111 pao1nolple. App171ns the tOftf;olnG to tI1e vuolenco &;plication a~ pen41ng DeroN thi, CClllIlll1..S.on, 1t 11 rq 01)ln1011 that the pl'101" deteJ"Q1nlltlUQ or necelatty tar MnlIt I'Gl1et .f'1oolll the atplot anrol"OO- _lit Q1' the ft-1 ZOU pl'OYlaloM as to r.ot 10 c:>nt'l1LlO to have 0.... k1l1 logal _"eot m4,l)tl1'luulve 1'Ol'OO until It oon be ebown that -2- , - . . . . , .... , . . . , ~ tho droUllllltlnoos ex18tlng at this tlnlt the p1'OV101U1 detol'lll1nattowa were _de have so .!IIAtelQl1y ohanced ae to rlJ!~)ov. the need for lUll such l'el1e1'. SJmll3r' det'I'~t!QD8 au to the lWco8ll1ty of rel1et fIooaa II~Y~ Bf C r( ''f 1'1 r;;;.. 11:;; the baato zon1nt~ a,,'J~U.OcWle 4 to utlli.,}r .?1'1)~t1o. s1tUAted in t.iw Ultlll vlolntt:r as thnt or Al).?Uoant. ){OIfOVW, It ta at111 tM ~7 and l>l'lvllege 0.1' the CUy l'lo.nn1n!~ comrdaDton to I'8cO!1ll'4Ond, end of the C1',. Counc!1 to dete:m1ne, to what extant 1t 1a nec..1UU"J and. 3\U1t to Gl"nnt reUer as to Ilppl1oant's proport,. ovor and above, CIIl' OF in 116U &ir, the l'el1et tha' hl18 nbooad:r boon QCcol'ded to thi8 .P1"OllOrty. It Is not rq Pl"Ov1nol.'l to dAlf!.no for ~'.tU thlt exaot tON or t..'1e X'ullet that 8hould be acoorded "",l1cunt in tn1!! ODSlh !t 11 m:J duty to .)Oint out to you tI1Q 1'U108 by whtcb you :Ilhnll l>> eovoMed and the l1ldts t.>!' 1.,\Jr dbCl'ot:ton in tho :;U1tter. Aasum1ne: that oon- d1t1oQII atill ex1nt whiGh WlU'l"ant SClIllJ %''a1101' !"zoom tho ata-lot en- .1'orcltlllllnt 01' the 11-1 Zone prov1eionlllo!' ,1rcUnmc. X,'. 7oD, :fOUl" c~""alon, upon PNptlr &,;)pUCIlotJ.tm. M(luld /,-lU1t DOCIe 1"oUer to the subject properoty. '.l'h8 .~nt 01' 8uch :rallo1' need be 'Jn1.1 that noo..- sary to altoI'd tho ,)wne:r a r'HIiS'Jnable Wla or lIto ;lZ';),el'tJ 1n the l1i,ht of the c1roUlll8tancoo now a,);Jl1oatllo, Q..'1tl lJonrlne; G roaeonabl. l'Glat1onah1,,) to t'!ta DxtGnt M'! tlJa flUU or l'0110r acoorded the 0IttMl'. or otMX' ,:)r..,.oo~tlo. UDder saulIX' e1roumstcnoas. Such Z'elle1' ooulet. tor o.xAuli)lo, bl) to !'OmIt !In add1t1onal a1~:le tlWll:r dwell1nL or two, IJ::' d~f)lox"s, ;J~ II 'l1Otol. or sating olltabl1t'hment, and po.dol,. Clo2l1,lf~t c!~lGl UI!U. '.i.'he oxtant Md .rom 01' tbe rol1.r to be acc.:J1'dect 18 "'OFJ llU":oly a OI1ttQr o!' d1uol"$t1on ex_rot.ad by tho dt,. ot1'lc1l11. 10 aecor'~anc8 vUlt tho filets shown t;) e:ld.at. Yotrn Vt)r'Y tl"al)t, J.A~::';: ;1. ~~r~::r~n: Glt~. .'.tt:.arney -3- ,