Loading...
HomeMy WebLinkAbout0602 , ~ ..~ . , . RESOLUTION NO. 602 A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DENYING A CONDITIONAL USE PERMIT TO ALLOW THE EXPANSION OF N~ EXISTING 66-BED FACILITY ON PROPERTY LOCATED AT 1601 SOUTH BALD1HN AVENUE IN SAID CITY. WHEREAS, there was filed with this Commission on the 25th day of October, 1966 the application of the Arcadia Convalescent Hospital as Lessee for a conditional use permit to allow the expan- sion of an existing 66-bed facility by adding quarters accommodating 110 additional beds, on property located at 1601 South Baldwin Avenue . in the City of Arcadia, County of Los Angeles, State of California, more specifically des::ribed as follows: The northerly 204.643 feet of Lot 4, Block "G", Santa Anita Land Company's Tract, as recorded in Book 6, page l37, of Maps in the office of the Los Angeles County Recorder, excepting the easterly 20 feet thereof deeded to the City of Arcadia for widening Baldwin Avenue, Dee.d No. D-1l21; also excepting the westerly 150 feet thereof; Also the easterly 132 feet of the westerly 396 feet of Lot 1, Block "a" of Santa Anita Land Company's tract, as recprded in Book 6, page 157, of Maps in the office of said County Recorder; and, WHEREAS, a public hearing was duly held on said matter by and before this Commission on the 8th day of November, 1966, which hearing was duly continued to November 22, 1966, at which time all . interested persons were given full opportunity to be heard and to present evidence; NOW, THEREFORE, THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY DETERMINES AND RESOLVES AS FOLLOWS: -1- 602 i/ Ii . , . SECTION 1. That subject property is in Zone R-l. That property to the north is zoned R-2 and R-l and is developed with a mixture of uses. That property to the east is zoned R-3 and R-l and is de:veloped with apartments and single-family dwellings. That to the south and west the property is zoned, developed and used for single-family purposes. That the two-story building proposed to be constructed on the rear property line of the .R-l houses on Callita Street would occupy the open space in front of the existing facility which helps to provide a harmonious relationship between the existing . facility and the adjacent residential uses. That the proposed one- story addition on the south side of the existing building would re- move mature landscaping and would occupy open space which helps to provide a similar harmonious relationship between such different uses. That the number of beds proposed far exceeds the number of beds per- mitted by the density regulations established by the zoning ordinance for convalescent facilities. That the expansion as proposed violates the provisions of the zoning ordinance with respect to required side yards. SECTION 2. That for the foregoing reasons, this City Plan- ning Conunission hereby denies the requested conditional use permit to allow the proposed expansion of an existing 66-bed facility on the above-described property. SECTION 3. The Secretary shall certify to the adoption of this resolution. . I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the City Planning Commission held on the 22nd day of November, 1966, by the following vote: AYES: Commissioners Ferguson, Golisch, Hanson, Kuyper, Lauber, Stewart and Parker None NOES: ABSENT: None ~~ JAMESj1~~ ATTEST: /s/ WILLIAM PHELPS Chairman -2- 602 , ~ ",r . . . ,. TO: FROM: SUBJECT: . . November 22, 1966 PLt>.NNING COMMISSION PLANNING DEPARTMENT CONDITIONAL USE APPLICATION - C.U.P. 66-17 -1601 SOUTH BALDWIN AVE. APPLlCA nON This application filed in theoame of the Arcadia Convalescent Hospital requests a Conditi.onal Use Permit t.o allow the,expansion of the existing 66 bed facility by 110 beds. SURROUNDING LAND USE AND ZONING PROPOSAL The subject pr.operty is in Zone R-l. Property to the north is zoned R-2 and R-l and is developed with a mixture of uses, ranging from single-family dwellings and duplexes to a service station at the southwest c.orner of Camino Real and Baldwin Avenue. Property to the east is zoned R-3 and R-l and is developed with apartments and single-family dwellings. To the south and west the property is zoned and used for R-l purposes. Expansion t.o the existing facility consists .of a one-story addition joining the three southerly wings of the present building; a new two-story structure with underground parking is proposed to be located in front .of the existing structure, with a setbock of 25 feet from Ba Idw in Avenue; and the construction of a one-story lounge and dining room joining the two-story addition with the present facilities. The one-story addition has 18 rooms for the. accommodation of 44.b,eds (14.. 2 bed- rooms and 4.. 4 bedrooms). Also contained within the addition is a Health Center, Barber and Beauty Shop, lounge and storage. The two-storystructure has three levels. Lowest level is asubteTranean garage for parking of 30 automobiles. The middle level, or ground floor, consists of a lobby, 12 rooms for accommodation of32 beds (8 - 2 bedr.ooms and 4 .. 4 bedrooms), offices laundry and toilet facilities. The upper level, or second floor, has a lounge, 14 rooms for 34 beds (11 - 2 bedrooms and 3 - 4 bedrooms), nurses station, therapy, storage and restrooms. - 1 - J,y'i, "-'" ~ - -'-</ . ANALYSIS . . . . Recently, the City Council adopted regulations for convalescent facilities. Following is a comparison of the proposal with the Code requir~ments: CODE PROPOSAL 25 feet Upper 2 stories 25 ft, sub- terranean 19 ,ft. 3 feet None' 20,000 sq. ft. 122,116 sq. ft.::. 1 bed per 800 sq. ft. 1 becJ per 693 sq. ft. ::. 87 121 Setbacks - f'rontyard S ideyard Lot area Density Parking Signs Approved on plot plan None submitted Walls 6 ft. wall along Existing 6 ft. walls on south interior property lines and west property lines Lighting Shielded and arrang- Will comply ed to prevent glare Londscaping 5 ft. around 3 sides ofparking area and adjacent to residentiany zoned property . Uti Iities Underground Trash Areas Enc losed on 3 sides by 5 ft. wall State Approva I Approval required at time of appl ica- tion. Screening Building to be screened to preclude interior view from any street 5 ft.. on south property line, other parking areas do not comply. Type and location of plants in new parking area not definitive. Cannot determine. Existing service overhead. None indicated. One existing on property.. None submitted to date Cannot determ ine Although some of the above items do not comply with the established code requirements, the major deviation is the number of beds proposed and sideyard requirements. In order to treat all convalescent facilities in a like manner, deviation from these standards is not recommended. - 2 - .. . . . "{ . . The site has previously been approved as appropriate for a convalescent facility by both the Comm ission and the Counci l. However, these prior approvals were given based on the existing facility and its relationship to the homes on Call ita Street and not on an expansion of the existing facility. The Conditional Use Permit. section ofthe Zoning Ordinance is very clear about maintaining a reasonable se.t of relationships between uses normally found in the district and those which are permitted by a Conditional Use Petmit. Section 9275.1 sets forth the Policy Declaration of this part of the Zoning Ordi~ance. In part it states: . . "... . Uses may be permitted in zones which they are otherwise prohibited where such uses are found essential or desirable to the publ ic interest and welfare, and can be harmonously adjusted to the surrounding uses..... II RECOMMENDATION The Planning Department bel ieves that the proposed expansion plans are not harmonously adjusted to the surrounding R-l uses on Call ita Street because:. 1. The two-story building is proposed on the, rear property line of the new R-l houses recently constructed on CaJlita Street and would occupy the open space in front of the existing convalescent facility which helps to provide a hannonious relationship between the two uses. 2. The one story addition on the south side of the existing building would remove mature landscaping and occupy open space which also helps to provide a harmonious relationship between the different uses. The Planning Department recommends that the plans as submitted not be approved. However, the applicant should be encouraged to procede with' an expansion program on the property north of the existing facility. This encouragement could take the form of continuing this public hearing for a sufficient time to enable the revised I plans to be prepared. PLANNING DEPARTMENT ~~~ WILLIAM PHELPS, Planning Director WP:ma -3- \l '. . . . NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY PLANNING COMMISSION C.U.P. 66 - 17 ORLANDO CLARIZIO, doing business as ARCADIA CONVALESCENT HOSPITAL, the Owner of real property located within the City of Arcadia, California, and hereinafter described, has filed with the Planning Commission of the City of Arcadia, a Conditional Use Permit applicatiol1. The subject property is located at 1601 South Baldwin Avenue. The legal description of the property is: The northerly 204.643 feet of Lot 4, Block "G", Santa Anita Land Company's Tract, as recorded in Map Book 6, page 137 in the office of the County Recarder of Los Angeles County, State of California, excepting the easterly 20 feet thereof deeded to the City of Arcadia for widening Baldwin Avenue, Deed No. D-1121 also excepting the westerly 150 feet thereof. . Also, the easterly 132 feet of the westerly 396 feet of Lot I, Block "G", of Santa Anita Land Company's tract, as recorded in Map Book 6, page 157, in the office of the County Recorder of Los Angeles County, State of California. The applicant requests a CONDITIONAL USE PERMIT to permit the use of property hereinabove described to be expanded by adding floor space to accommodate 110 additional beds and attendant facilities. (NOTE: The present hospital has 66 beds.) NOW, THEREFORE, NOTICE IS HEREBY GIVEN that on Tuesday, NOVEMBER 22, 1966, at the hour of 8:00 o'clock p.m., in the Council Chamber of the City Hall, 240 West Huntington Drive, Arcadia, California, the Planning Commission will hold a public hearing on the request. An opportunity wi II be afforded to persons particularly interested, and the publ ic generally, to be heard on all matters concerning said Conditional Use Permit. DATED: Nove.mber II, 1966. PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA .d/~~ WILLIAM PHELPS, Secretary of Arcadia Planning Commission . (NOTE: This hearing was originally scheduled for November 8, 1966. However, it was found that all of the property owners within 300 feet were not notified. Therefore, the Commission decided to renotice the application and hold a public hearing on November 22, 1966. Action by the Planning Commission. on Conditional Use Permits is final unless the decision of the Commission is appealed to the City Council.) . . . . - . '.- ",- .- , ., . . November 8, 1906 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CONDITIONAL USE APPlICA TION - C. U. P.. 66-17 - 1601 SOUTH BALDWIN AVE. APPLlCA nON This application filed'in the name of the Arcadia Convalescent Hospital requests a C.onditional Use Permit to allow the expansion of the existing 66 bed facility by 110 beds. SURROUNDING LAND USE AND ZONING The subject property is in Zone R-1. Property to the north is zoned R-2 and R-l and is developed with a mixture of uses, ranging from single-family dwellings and duplexes to a servicestation.at the southwest corner of Camino Real and Baldwin Avenue. Property to the east is zoned R-3 and R-l and is developed with apartments and single-family dwellings. To the south and west the property is zoned and used for R-l purposes. PROPOSAL Expansion to the existing facility consists of a one,...story addition joining the three southerly wings of the present building; a new two-story structure with underground parking is proposed to be located in front of the existing structure, with a setback of 25 feet from Baldwin Avenue; and the c>onstruction of a one- story lounge and dining room joining the two-story addition with the present facilities. The one-story addition has 18 rooms for the accommodation of 44 beds (14-2 bed rooms and 4 - 4 bedrooms). Also contained within the addition is a Health Center, Barber and Beauty Shop, lounge and storage. The two-story structure has three levels. Lowest level is a sU,bterranean garage for parking of 30 automobiles. The middle level, or ground floor, consists of a lobby, 12 rooms for accommodation of 32 beds (8-2 bedrooms and 4 - 4 bed- rooms), offices, laundry and toilet facilities. The upper level, or second floor, has a lounge, 14 rooms for 34 beds (11 -2 bedrooms and 3 - 4 bedrooms, nurses station, therapy, storage and restrooms. - I - ~ . . . . ANALYSIS Recel1tly, the City Council adopted regulations for convalescent facilities. Following is a comparison of the proposal with the Code requirements: CODE Setbacks 25 feet Lot area 20,000 sq. feet Density 1 bed per 800 sq. ft. Parking 87 Signs Approved on plot plan Walls 6 ft. wall along inter- ior property lines Lighting Shielded and arranged to prevent glare . Londscaping 5 ft. around three sides of park i ng area Utilities Underground Trash Areas Enclosed on 3 sides by 5 ft. wall State Approval Approval required at the time of application Scre~ning Bu i Iding to be screened to preclude interior view from any street PROPOSAL Upper 2 stories 25 ft, sub- terranean 19 ft. 122,116 sq. ft. 1 bed per 693 sq. ft. + , - 121 None submitted Existing 6 ft. wa lis on south ond west property lines. Will comply 5 ft. on south property line, Other parking areas do not comply. Type and location of plants in new parking area not definit.ive. Cannot determine. Existing selv i ce overhead. None indicated. One existing on property. None su bm itted to date Cannot determine Although some of the above items do not comply with the established code requirements, the major deviation is the number of beds proposed. In order to treat all convalescent facilities in Q like manner, deviation from this standard is not recommended. . Adequacy and appropriateness of the site for convalescent facilities has been established by bath the Planning Commission and the City Council on previous occ!lsions and - 2... ." . , ' . . . . . expansion within the limitation of the Code would in the Staffis opinion be permissible in this location. RECOMMENDA nON The Planning Department recommends that the Conditional Use Permit be granted uP. on the condition tha{c revised set of prel iminary plans in compliance with all ......,'- Code.requirements be submitted to and approved by the Planning Commission. ..Other conditions to be fulfiUed by the applicant areas follows: ~ '1. Submit detailed plans showing traffic circulatiol), ramp design, driveway' ,~ t,J,-, :..-~ widths, parking details and other pertinent details and dimensions~~\' y. "'~M.J,' subject-ta-th-e-approval-of the Department of Public Works. J.- 1-- "'-"'-"'".....1-9 2? So13mit detailed grading and drainage plan?<f~';;pproval by the City Engineer, including pump drainage design and calculations by a registered Civil Englineer. To_properJy-check-the-plan,-all dimensions, details and elevations shall be shown~ ~ (jv~~ u:.-'- '-/ ~ "'" hAtk-"'d a. Install-ail utilities underground. -. ~" ~'l~;~ -04. Install/fire control sprinkler systerl), in underground parking areas. 1\ s b i '5..t- Install full parkway width..sidewalk with tree wells"on Baldwin Avenue. A. -t.. (!.. -;:....e. "6..1 Gonstructconcrete curb and gutter and sidewal~~on Camino Real full width of property. ''6 .j-- 7~ Water services shall be';to the satisfaction of the Water Manager. PLANNING DEPARTMENT ti762Z"'i,.,m, LEWIS C; POLLARD, JR! Senior Planner WP: LCP:ma -3- .' " : I I 'I : l/ I >i i , I i ! I ~ > I I: i. I: I , . \ j i ,I Ii ...:~ I I I Ii I I . -J... o~ :; , > I .. . , --~ I' .;.\ \ , ";'J. -~. ,- ,~:' ..-~~ .'~ //./ , ' .' .,. / / / ///~";'/ IJtlUt:.(:. Ug~. ; ~>>::,~<.,>~ ~ / / '""" L ~, ~~ -~' ~~~~~I 1'f&-r .... +.~ ,--'+ .~' -, i.is!,- ;: }, 4f~'~'a "'i:"':rt I' 'I r'':," , ';l'~~ 1 .;..."\~ i . t: I I ,F.t;- -,.,\ .... \ '~?;: ~f..-t -:-; ~"h (,L.. ~~,"." "<:'('; r....-~'J"f - ... f%.~" -..'" . ,1 -t- iki I 't)., , , , -, : r ;:"-!;>; , ::.~-~ ! co'un . ..!J i '. ", ri t. UlSrt:l:' '~I.l)\:li' . C:"UlftG.G06 CtU -",-, ~ . ,r_,. I . 'i. ,:. I' .' ,.... Ii, . 'I: ' i I ';,-~ i ,~., "I' ".' ;.....; -,.1~ 1,,"'- '.. , , ..oJ: :,~~;j '1..'.:j~ '5-JIi' ").",,- "!\~i! ., 'i~! 1 ,'!}\i$C,il'} i I ;:~ ~ -;}. '. I .. ,'<AI.lI< I r ,. I '...~~ , ,QIUU " 1 *' - ~. ._~- . , i Ii ,/fJ: ~<. '.~" - ;"~' 'I tI 'un 1"'1CI'~ , . oj . . .. ~ D . I . , I "'''.IUO , ...= 1lt..11t..~l'l:. .110 caUT '11\#I~' . II: ~~CIQlI; . 1:1. } .. "" C:J '~00l\ ~ ~ ~11l01>> {\,t,"'G.wc;. .::J'" l IIlUIll':;' ~,U)I'~ . ~ lClT1~ . ".. 'Ull' "nUIIG. . el~U'l' O~O~." S<:J _IU fl; e 'lI.U c. t.6 llr.... . ~\4as r:.. II or uu . . UN.' .. 4'-0 ~ 140 .. tDO . ,-1. &.1 t I' t . I . o . " . ~'IO"" . . .-.~.. :,"-'i~ fe~C' li.~ ... ..."'. ~.".<.,. '. ...... '\ . :\-:r)f.:. ..m;\l\l,' ~~);~ r; '~'il ~~"""I - .~.-:. 'I \;' I . ..../. . ":\ ..... 'i"" ~';'-.\.~"'.;,..,.-..,,-.,; ~....:" :7.....~_;~" s . . . -~i::~-~~,~ ~.,,~;...'~ ..;. _ 'f "~. ~~~::,f" . -I l :' ~-'J' '. "'.,-'r \,~ . ,..'. '-mIJg" I :' I -..,~.., ',. .~.;;;'::-~~r:.'; "".....':. ;i., . "'11-I!' '; r"-:~' ...~ ..' 'Lj /~~~ f I -'~'- "'.]' , . ~~ ~ ~"l. ", . .J.. _ :::.-...:...=.a.: ~::"'"'::. -, I --.- _.- , ~ "'<~.~. 1'- " , "l{vi.\-'\fp, . r ~-l} i' !.., ~.:" \1x....~~~~~~... I ..~~. "I '~' '~ . ,I, j~H ~'.i fJ} ,... "-....."'r;' ". .. "~iif;- .,!! , 1\; i"'-, .;<;,~. f:%;;i ~'~~''''n;;:;,.n --:"'}\ ,~~'t.;, ~t:_-1:;;'~~1:I~Ai""r..l:~~jt _,:.j V:;'~'h, ~ t~ \~ .~'!". ~., ~~;,... --~ -~ ~~~ &~'. -'ft.r.fJ.J;.:i:'-;~/J;'--- -~'" ,,~ ~ "'~ ~ n~ "---r;.1"--:'~1.o."f.z;....S.;C_.: .'-. _ ~ " _. ~. -. . - I __ ""'-_~~ _,_ ~ - .,.,.. ,,=,,:,::~::::..,,--~- .- -~ .--- .~ . .' ~ '. '.' . i . , \ . ,IR\ .,' " ;~l;~:;;::7"" ]"I'~' .;. '1"lli:~' 'em ~ "'" 7. ".. ,!", t .. I., 111 I ~ f.o II;) . \':J '- 4:. " ., , . ',;I" 'nl~'~IJ;J"" ...,.!""" '\. .... -t :: ""' ~~~':~":~. ;'l~,~f;'lJ~ 'di"," r- '. jjnn'~.~l:~l~,:~'l):,; '~$, ;ili~ .'; if:... " _._~-" ~~' ~ .., Tf'''''=-::c-:'''.w'''''''' c;--...... .."., . f4l:" i ~'.,.m -.'~,~'i~~,lj~",,::;i'("7-,.,.,,(,,~~'>il;; 't1 :v.Lt-' ,I:::'/,'~~;:~ .."~~, ...;~r"I" <,;t:-~-=-=i i,"; ~: ~f.:, ,~ !', ,J...ll.Ll._U~_ .' 'l::J ...,1.", " ",1I,>,W:'" ',,! II: '''f,~ .~ fi-.f' ... ..I.~\.. ., . ~~L:..~L~"._.. ~ "'~... . . '" ; l~ {f,'f';$jr' - f~s~ I ~',., "I.'",', I FJ....; .~~ ..;\,"(F;;$" '! I. "lTc''''' ~~t" I -~-. 'lr:' .' .,~,:.,;,::.,. .",' I' I ;:,' QJ'.;: ^'.~ . : I" I ,. -co; 'f"' "~"''': ".,...~., "",. -,; . f- - ~ -~ ..,-1- ---..-- --~-:TT I I :---;. ... !'~ t. ill; .; ;T7\7. "~ -- -- 1_", I. ,.,,-'-!, I" II "" m.n ~loo:'.r~.n_ ~\ I,,':'.:.l:.;:..~:~!;,;-.!,l!'i iii ____. '6' . " , , I J'''.;;'. 1,.... .~ " ,I " k'{i.;10- rd' I I . r-,--.~...I:' , ~ . '" Ch. 'V . .. .' " 1--. I .~ .~.. ;f,~" :.'.~ " ....it; .' " ~ :~~';'i'~:"-~ .:<:"~ '"""~ 0 [) 1~. ~;'I':i:'t::~:~l~r >W.',. 00 "..Y"".' ~+14::, ~, ,~.~ ~r<- :rrr ~.;u, , . r:,~. ~,. ! ~~' . . :-:bl~.r +h :./~..~: t.~ ~~~~ 'r) j ~~~. "",' .~ ;!::-=:. : ~ ~~, 31 "~' "'fi~,. ::r~~I1 .~ . I .. "'" ~,.".t.,., '.--'" ,,,.,..,. b .:; I ~..: .-~~~ 'l': !->1 ,;.: ~--~~:; -:: ,N'~. i.;,l1'~C ~ . "i :t;. w' ,_>~':;' _I,.. t. Jbf.:'r-=-'.~. ':-::"j,-.c" .~- :--:~. I ; , , :..: . , L ;00. .;f,;' ',7!..: ,;:: '.~: ~' ',1,1' i ., -~~~, _._.---.~---.;;;;. . =. ~ ~t(:~ ~::~. '\'-' :. -. ~~:. ~ ..~~ .!. #0' -~. IU'I:~lI. ~~j~:'. 6 .!' ".;!.- ..... ' .-.\. , , ".. 1" '" 1.:';~:' -' t:,,~~~' ~ - -~~~.'I ,: t~.t~i , 'L" :; r~E .i "ftluCfDlU't . , ';.I~" 1_.00.=_ _=...... tt-"""""':'- -...." .. E; .'L. ,i. ~ '.... "'. ,- . 1, '.' :--; c -1'0 ~ HCIDll -- COOVllfscur IOnlTlL '.' '-. .~ .. p,!,;: '" . r,U-:'f;"Cdt. .""....... "lr....(*~ -a:::g-. . ,. "/' {I ,. In .. ""- Y..1...... 4, " . ICo II. to. n ".f ,I:. . .. _r..c.a: "l-u.'" 5 . . ,..'. .'" ..... , - . I- ~ ~-- I / . I w!i( '" , , - c I=.i='- I- , I=- 'n .,.., ~ "'" ~S ~., 1= -- . - '.- I=~ " , t 'L'lC.- .. .. ., , ..~ , .. 1=.F1 -- , ~ " , ; ""'''''''' .,' , 0' '-. ~ ..~<_ "" , I I"""'< , , ~(Ji'lt;{-l<~" 'Ot.!<t~_,~ ~.-:i!~: . F'" , "'If C - -, " - .. - 't '.' <<- . .1- i ... M K _tj.'\ -'. : ~ J---,: ti;.. 'I-- - ~ u w ~.~i7,"_ l- t- , .... fi ,- I<;c .- n,," 0 r"\ ('"'I 1 ;;. ~1Wt"'" t. ~ ., olo.-.> '-.I ....~.c r:':Gr;~ :J . . t. - '"t' ~+'h, - "- , , . . - . a. \,''=l' , I ,I .. t: ~'" f 'J~J;g' ho'o," 'tUIl. "" " ), :' ~\ , r I I, 1; ( j I " , I . :rrtl1J Of', 'IGlf_".:ft: .:)IiWot 4-wur '-IL. .llm&fIINA . JI. ., ~: . -- ,. ~."- - "....:.= . , '. ...,,' " ( '( , I ,. " I .. ...... ;; -;.~: '. . ~, . \ 'i \ . ',1 . ." .. 'L"- .". . ." .- .,:.!.~~ - '6 . . . ( '. ~/~,-. I _~,_ _ c (:no~ .:c-;.._ _ . .1 , i I .1 .,1 I .1. . .,1 .1 _. -' I.. ,_ , " "", ..i ' . -L:...,.J- . ._' L ... 0 0 0 " 0 " " ~, 31 ~ --~t ~i 0( I . " I 1 ~ ~'l. ;'i, I , ., --.' .--- ---- , , rU\./l.IIl<OO:soaml , o .. 0 " rr-" '...1--".-'------, o '0 o .'''T 9 " . .. . P!'~~ ->< , i ..~~ I '1l'.",*TYi', .J ; I I t I j' . t;- . --:':GI!UGe:~ pun:- ......\.- _ . Vb' " .- II:IU~ '.(1",'- , " .. I. .~. '-. :.......,;~ "':!.:-";,.- ~t.i:~ ._C-,,-.. ~-'':'''-~-~~..:t'~....-.. ].~~,"~,'D[" ~,' 'T 1.f'::1'"";r""""':_'~~lt ,t.'" ". ,_.' lMAi' . I ;, ." '."[ ;;'."1 0 ."-- --- ~. to' l. ~ --. ,.--~... 1~;1 ... J I ' 4 -'-~. ';'~' .';) ~-:'! f '-, _.____-L..__ ; . :t'3J ~~( - . r.,' , .. "',;:~,J!<, ':: ~ \4;.~ __,/,1.1,., !'~I U ........~.~ if) if) t;) '2q'''tl!I :"~,,,,':, '~~~: '.. ~'. ,.: '- ...." . t It....' ,tl' " .;";.~- , q'Y~~ ---.-.?,;~' r-L-OQR A.AJ...L (:it.tJ..~: ~",: ,~ "',' UlllltlOn. '. -"-'PR~eo .! IlIU Q'." \C'S'. 1~ .l"''''.'l''l Clt'l.lnn. t.. .. .... -..... '. , ~~ .. -- ~ ~ @ -, -......- ~JPV't"-" ow:"I' 11,./_ -..1 .......~._ . " , . "'14ii<""', ~';: .. .--.)... "'?'c..J[~;i,,:~;t ,. ''i:J2 .~! - ,~. ~ = f:-~i i......t'..;. '':1 '.' ...... @ ., . '., ::.e."':"~...'.i\ tii.:~.. '.." '.',. . ~J,.i''-:'""; ~,' "1>'1 . ',.:~ .s-~..... ';"" -~.-h~ t-'. "',,-; ~G~,~~~ ~ . r:/&}:~::~: ~",;:. 'j'~: [\ ~;:\J , '~ @ ~..... , ..;,,,. ~~~. '- @ @ .', f'i";.. '~'m'" . ::~. ",,:~,j'?,i:l<.' ..';Y' .ut, ~;~'I.,- t'.'" ..... ".~....,W ? ~:t: .....~ 0;: '. ~,.~~. ;,,'1. ":f:J ~< yo'.", >~~' '.,'''~ ~. ,. .~9 ,. , ~: ,. ,; (!) ',::~..,~... ." -.......... -. @ '~ . " . ,I '.' "_ ~. " ~" /-. ;S~. :~ ~. ~ . . .~~\ ~I'.~ ~ @I,~..." ",..- . -.' ;~; :.~;<<. ~'f.'~ .---.~ .. .:'tt~t,~ 0;\. ....-'..... ,.;.: ~""'''i .-.,.... - .} "-' -; :..- 4}'~ (!) ;:'C '" -.""v ,1) -..* o . !< . " " li g i@ " " . . . : t GOLDEN WEST , - . 1" '" It SA TA~ AN TA i '" ~ M.8. . .. '37 C 's I ... , '" on ... " Sf.. m l< m ... '" ~R.E"D1A w. .. "'- .~ Itt :. "i~r. _" ~ . '._::l I, .....,;~'5""'1; 1 ..~ . 4 .... n. .. "J> .! '<) . ........et:r ~ . -:0:- r ".9. .ti *~~.~, _ I=- ... -'" _'~,' -I...':;i . - - .,~_....... "~"lt, II' _ a : :a).... zj i! Ii .......... ii: gg'&" .. =5; I- t!~------- ~ ~"';;;--~-r..r""'-'~r ! j~n1~~; .. , -:''S'~7'h:'fr1t...:;''-o,r J ";::.. '" ,,~ j 1 :~~1. """)oI;r...... .L_.....!, I ~g {PI -------_ (00- . l r ---,"""'Trr'" r'T"i , ,.) I i: ~ I t .!-..~ I. J' ~, j I f11 1'1,+ . J J l~ t:<l'lll-II'l1-1lt"" I" :::: r ;;';~'N'''.''''''''';'"' Ii $ "Q.:t/1 .. .c~:-of , :' ij --------111 ~ -- --,.;;---- < "!" \ w " .:....t..,~.:..__ _ !:4~ foG , (/) ",c. -~ n\ \\\ +- "Ar~4' ('N~ .. H : . . .. C> l> s: Z I 0 TRACT ... ._1>O.!!~.IlARY =3 .. ---:er--.... ~ r."i ~ -=-_.tt'___J_'1 tii - .::::.:::_----- "''' ,~ 11 I: >' o " ~ r . !t~.....,_ -"U'_~ f..OCI( ~ ~r ....T'"".Jt....g'-rltt,V~ I.....a' I I l !' " 1 I : ~~. ,~ I f - ;r--1' ... ~ I ~ ~ I IJnn t<mj) J(I1'l~' f -y~ : lnUt(J%lll'\lVtll Jlt(>>}" toe;.,. .... .... "' ,..1-. .1 . . . . ;:Q ~ "" ii:i I )) .::t~ r- _..uIl,,!..~_iU,2l. .... ~,-Jt:i.q: ~l ~ ---s;:.--~~... -... .s$~ ""- "I _ l>>L..s-'in-'i _'"":;:.,t1."'-'__;j; ~ iii 11 ___atl(..___ tj'--;;q QI i~ ':L _ ---,I, s.... !i~ e ,I; ..,--.J.i'ltr--- :: ii-e--J! Ii , ..! - .!l I ,. i"---- ~ 1------- " I I' 'It"...'!:!:.\-'-...i..~' f,-r ....trr-- t1 _ J I : - li. ~,.~- "~ ~ . ! ~ ~ t I, ::l---",-- I #~ ']I r"l, I ~J,)l' . ',.-....-,. .., '(r4l't~ flU", :f:o <1";. - 4,0., ::::\l~,,~ ~ ~ """l "4~'''1l1'J ~ ~ ~ .. .. it. S'I . .. ,p-tM il'l.1.I') ~~ U~ * u. : 1 ' ,SlnI!l1L",,_ 0 .. ~ r-.~ C . I I I e J > tJ...i.~_V;'f:r,"'~__ ':0 ~~ -l _____JJ-"'C___ .~ ""'..J. i. Fl- e ----'Rm-- ~ N #;:: ----Ji"~:i;-"':"'".....~: ~ 161 -----\'1>\:'--- 4 '" -~ -----i-. s' ----~------- ~~ l.. ------- "! ;....-~.....",...- 'x . '_-",__f .! III ! fJ iN ii- !os" " .p ,.."'" -:a-,-.!U.:m:n- - , II .tl ....._ 4'" '"%,', . h. F ~.., , -------- ~ !"a;: U r- ::.a~. ':l -- ------'7 " <l ''i. ,.------- ~ ... "'----- ---.;;: ~ ~i N q -0 ~... ~ ~ -"t!. -JP-:~LA--- --- --- ~ ..... 'F" ! ;.4. ,..- -'~-f!~r~-:. It ~~" ~ ~"(. "'~ "'f. C)_~ ",.?3L_G\:!::!-__ . \... - 'I ~ $~ ..,." "'::'::':.$.=~~='-=..:,,:.." "'- ~ .. . .-.ff '. . . . r--.