HomeMy WebLinkAboutAG RPTS 2016 0927 PC REG VPpK 4< T
o`er,`
940 ,so Resolution No. 2016-612
'4,gre.0 ,0%.
PLANNING COMMISSION
REGULAR MEETING AGENDA
SEPTEMBER 27, 2016
7:00 P.M.
Moorpark Community Center 799 Moorpark Avenue
1. CALL TO ORDER:
2. PLEDGE OF ALLEGIANCE:
3. ROLL CALL:
4. PROCLAMATIONS, COMMENDATIONS, AND SPECIAL PRESENTATIONS:
5. PUBLIC COMMENT:
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS, AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
A. Future Agenda Items
CPD No. 2016-01 and CUP No. 2016-03; Apricot Lane Farms Market Store,
Restaurant and Microbrewery
ii. Safety Element Amendment: Ventura County Multi-Hazard Mitigation Plan
All writings and documents provided to the majority of the Commission regarding all agenda items are available for
public inspection at the City Hall public counter located at 799 Moorpark Avenue during regular business hours. The
agenda packet for all regular Commission meetings is also available on the City's website at www.moorparkca.gov.
Any member of the public may address the Commission during the Public Comments portion of the Agenda, unless it
is a Public Hearing or a Discussion item. Speakers who wish to address the Commission concerning a Public Hearing
or Discussion item must do so during the Public Hearing or Discussion portion of the Agenda for that item. Speaker
cards must be received by the Secretary for Public Comment prior to the beginning of the Public Comments portion of
the meeting; for a Discussion item, prior to the Chair's call for speaker cards for each Discussion agenda item; and for
a Public Hearing item, prior to the opening of each Public Hearing, or beginning of public testimony for a continued
hearing. A limitation of three minutes shall be imposed upon each Public Comment and Discussion item speaker. A
limitation of three to five minutes shall be imposed upon each Public Hearing item speaker. Written Statement Cards
may be submitted in lieu of speaking orally for open Public Hearings and Discussion items. Any questions concerning
any agenda item may be directed to the Community Development/Planning office at 517-6233.
Regular Planning Commission Meeting Agenda
September 27, 2016
Page 2
8. PUBLIC HEARINGS: (next Resolution No. PC-2016-612)
A. Consider Resolution Approving Conditional Use Permit No. 2016-03 and
Administrative Permit No. 2016-09, to Allow a Service Station and 2,484 Square-
Foot Convenience Store with Beer and Wine Sales for Off-Site Consumption at
13800 Princeton Avenue; And, Making a Determination of Exemption Under
CEQA in Connection Therewith; On the Application of Henry Ling for Western
States Engineering. Staff Recommendation: 1) Open the public hearing, accept
public testimony and close the public hearing; and 2) Adopt Resolution No. PC-
2016- approving Administrative Permit No. 2016-09 and Conditional Use
Permit No. 2016-01 with conditions of approval and making a determination of
exemption under CEQA in connection therewith. (Staff: Freddy Carrillo)
9. DISCUSSION ITEMS:
10. CONSENT CALENDAR:
A. Consider Approval of the Regular Meeting Minutes of August 23, 2016. Staff
Recommendation: Approve the minutes.
B. Consider Finding of General Plan Consistency for the Purchase of Property at 766
Los Angeles Avenue by the City of Moorpark for Public Purposes. Staff
Recommendation: Find the acquisition of the property at 766 Los Angeles Avenue
(APN 506-0-050-515) for affordable housing to be consistent with the goals and
policies of the Housing Element, but would require an amendment to the Land Use
Element Map, and direct staff to report this finding to the City Council.
11. ADJOURNMENT:
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting,
including auxiliary aids or services, please contact the Community Development Department at (805) 517-6233. Upon
request, the agenda can be made available in appropriate alternative formats to persons with a disability. Any request
for disability-related modification or accommodation should be made at least 48 hours prior to the scheduled meeting
to assist the City staff in assuring reasonable arrangements can be made to provide accessibility to the meeting (28
CFR 35.102-35.104;ADA Title II).
STATE OF CALIFORNIA )
COUNTY OF VENTURA ) ss
CITY OF MOORPARK )
AFFIDAVIT OF POSTING
AGENDA
I, Joyce R. Figueroa, declare as follows:
That I am the Administrative Assistant II of the City of Moorpark and that an agenda of the
Regular Meeting of the Moorpark Planning Commission to be held on Tuesday,
September 27, 2016, at 7:00 p.m. in the Council Chambers of the Moorpark Community
Center, 799 Moorpark Avenue, Moorpark, California, was posted on September 23, 2016,
at a conspicuous place at the Moorpark Community Center, 799 Moorpark Avenue,
Moorpark, California.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on September 23, 2016.
D#!1-ir_
Joyce R. Figueroa, Administrative Assistant II
ITEM 8.A.
MOORPARK,CALIFORNIA
Planning Commission
of q. 27, 20!
ACTION: ►a , r
Arin eri 2CiI- 6i2
BY: ,I-i{l rr k1
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: David A. Bobardt, Community o munity Development Director
Prepared by Freddy A. Carrillo, Associate Planner I
DATE: September 20, 2016 (PC Meeting of 09/27/2016)
SUBJECT: Consider Resolution Approving Conditional Use Permit No. 2016-03
and Administrative Permit No. 2016-09, to Allow a Service Station
and 2,484 Square-Foot Convenience Store with Beer and Wine Sales
for Off-Site Consumption at 13800 Princeton Avenue; And, Making a
Determination of Exemption Under CEQA in Connection Therewith;
On the Application of Henry Ling for Western States Engineering
BACKGROUND
On July 14, 2016, Henry Ling, on behalf of Western States Engineering, submitted an
application for a Conditional Use Permit (CUP) and Administrative Permit (AP) to
demolish the existing mini-mart/service station building at 13800 Princeton Avenue, to
be replaced with a new 2,484 square-foot convenience store building that would include
beer and wine sales for off-site consumption. The four existing gas pumps with two
stations for each pump would be maintained, with a remodeled canopy to match the
new building. The auto service use would be removed. The operator intends to stay
open most of the time during an estimated 6-month construction period.
A Conditional Use Permit is required for service stations with or without mini-marts and
with or without beer and wine sales for off-site consumption in the Commercial Planned
Development Zone. An Administrative Permit is required in all commercial and
industrial zones for any new construction of less than 2,500 square feet of building floor
area. A decision on an AP is normally made by the Community Development Director.
However, because this project involves Planning Commission consideration on the
Conditional Use Permit, staff has elevated the decision on all permits associated with
the project to the Planning Commission for consideration.
1
Honorable Planning Commission
September 27, 2016
Page 2
DISCUSSION
Project Setting
Existing Site Conditions:
The existing service station is located on two parcels totaling 21,430 square feet on the
southeast corner of Princeton Avenue and Spring Road. The property contains four gas
pumps with two stations each and a 1,120 square-foot mini-mart with an attached
automotive repair station. In addition, the property has 10 parking spaces for the mini-
mart and automotive service station, two underground fuel storage tanks, and one
above-ground propane tank. Existing shrubs are located on the north, east and west
side of the property with cluster of trees on the east and south side of the property.
Previous Applications:
On January 2, 1962, the County of Ventura approved Planned Development No. 135,
for the construction of a gasoline station. Planned Development No. 135 expired and
was replaced by Variance-1718 on February 4, 1963.
On February27 1981, the County of Ventura approved ed Modification No. 1 to modernize
the service station.
On July 14, 2015, a Zoning Clearance was issued for the addition of a storage room
and remodel of an existing trash enclosure.
General Plan and Zoning Consistency:
GENERAL PLAN/ZONING
Direction General Plan Zoning Land Use
Site General Commercial Planned Service Station
Commercial.......................... .. Development (CPD)
Very High Residential Planned
North Density Development (RPD-15U) Condominiums
Residential
South General Commercial Planned Ruben Castro Human
Commercial Development (CPD) Services Center
East General Commercial Planned Automotive Repair
Commercial Development (CPD)
West Old Town Old Town Commercial Liquor Store/Retail
Commercial (C-OT)
The General Commercial land use designation in the General Plan is intended to
provide for a wide range of retail and service activities. The Zoning Ordinance requires
Planning Commission approval of a Conditional Use Permit for service stations with or
without mini-marts and with or without beer and wine sales for off-site consumption in
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
2
Honorable Planning Commission
September 27, 2016
Page 3
the Commercial Planned Development Zone. This allows for consideration of the
compatibility of the proposed use with surrounding uses in making findings on the
application, and adoption of conditions of approval as deemed necessary. An
Administrative Permit is required in all commercial and industrial zones for any new
construction of less than 2,500 square feet of building floor area.
ANALYSIS
Issues
Staff analysis of the proposed project has identified the following area for Planning
Commission consideration in their decision:
• Architecture
• Control of Beer and Wine Sales
• Concentration of Uses
• Number of Lots
Architecture
The gas station is located within the Moorpark Downtown Specific Plan area. The
applicant is proposing an approximately 80-foot long by 31-foot wide convenience store
with storefront tower elements. The proposed architecture can be considered
contemporary, with "Colonial Revival" features, such as a brick façade, arched windows,
and roof cornices. The building exterior is proposed to have a combination of stucco
and brick veneer. Corner towers are proposed on the northeast and northwest corner of
the building at a height of 19-feet, 6 inches. Both towers are proposed to have
architectural false windows and box planters. To provide greater visual interest onto the
building, staff recommends "spandrel glass" be added, and the "windows" be recessed
from the exterior wall. "Spandrel glass" is an architectural material used to cover
construction materials and present a finished, seamless, and sleek exterior to buildings.
Recessed windows are also encouraged in the downtown specific area. A storefront
tower will be located in the storefront center of the building and will be 22-feet10-inches
tall. This tower will serve as the entry to the convenience store. The applicant is also
proposing a pre-cast architectural cornice molding on the towers to match existing
buildings in the downtown area.
The applicant is proposing traditional storefront windows with steel accent arches above
each window and box planters. A proposed steel flat-roof canopy is proposed above the
storefront entrance. Conditions of approval are proposed to ensure the colors, materials
and textures of the building comply with the Moorpark Downtown Specific Plan.
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
3
Honorable Planning Commission
September 27, 2016
Page 4
Since the rear side of the building will be facing the railroad tracks, the applicant is
proposing wrought iron vine support trellises. Each trellis is made of 1-foot by 1-foot
tubular steel on a 2-foot by 2-foot frame and painted black, bolted directly into the rear
wall with steel plate. The use of metal vine trellises provides a broader opportunity to
select from various vine species and a metal trellis can accommodate more mature
vines, which can be laced onto the trellis to provide a fuller landscaped appearance.
Therefore, conditions are recommended requiring use of an approved metal trellis on
rear wall and use of mature vines to offer a shorter maturation period for the vine
growth. In addition, the recommended condition states that the vines must be a
minimum of fifteen gallon in size with the final vine species and amount to be planted on
an approved metal, subject to a final plan being reviewed and approved by the Parks
and Recreation Director and the Community Development Director prior to issuance of
building permits. The building is proposed to be set back 3 feet from the south property
line, in order to allow maintenance access to the rear of the building without entering
railroad right-of-way. To deter trespassing, graffiti, and littering at the rear of the
building, staff has added a condition of approval recommending a fencing plan with
gates, to be reviewed and approved by the Community Development Director prior to
issuance of building permits.
Minor alterations are proposed for the canopy and pump area. As mentioned above, the
existing gas station has four gas pumps, with 2 stations each, accommodating 8
vehicles at a time. Additional gas pumps are not proposed at this time. The existing
canopy has a length of 24-feet by 50 feet wide and is 16-feet, 6-inches tall. The
applicant is proposing to repaint the entire canopy and add a 1-foot architectural cornice
molding to the canopy to match the towers. In addition, the existing canopy columns will
be improved with brick veneer finish and pre-cast ledge stone caps to match the canopy
and towers.
Control of Beer and Wine Sales
Staff analysis of the proposed project has identified control of beer and wine sales as
the primary issue for Planning Commission consideration in their review of the CUP
application. Conditions are recommended by staff to address security concerns. These
conditions are consistent with those recently applied to other uses in Moorpark with
beer and wine sales.
The applicant has requested hours of operation from 5:00 a.m. to 10:00 p.m. Staff
recommends granting a wider range of hours for operation of the service station, to
allow flexibility in the future. Staff is recommending a condition as follows: "The
convenience store and fuel sales are permitted to operate only between the hours of
5:00 a.m. and 12:00 a.m. (midnight) each day of the week. Sales of beer and wine are
permitted only after 6:00 a.m." The Moorpark Police Department has reviewed this
application and has no issues with the alcohol license at this location. A condition of
approval requiring surveillance video for the mini mart has been added.
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
4
Honorable Planning Commission
September 27, 2016
Page 5
Concentration of Uses
The State Department of Alcoholic Beverage Control (ABC) will not issue a license
unless the applicant has obtained the necessary permit from the City. In its analysis,
the ABC measures the number of businesses selling alcoholic beverages by census
tract, and compares this number to other census tracts in the area and derives a target
number of establishments based on population. If a census tract would exceed the
target number of establishments, then findings of public convenience and necessity
need to be made for an ABC permit to be issued. ABC relies on localities to determine
whether or not findings of public convenience and necessity can be made when there is
an overconcentration of establishments in a census tract.
Census Tract 76.13, which contains the project site, is generally bound by Broadway
Avenue on the north, Read Road on the south, Spring Road on the west, and the Simi
Valley City Limits on the east. Much of this tract is within unincorporated Ventura
County. ABC allows a total of two licenses for off-site consumption in this tract without
meeting the definition of overconcentration. Four exist at this time. Although the
technical definition of overconcentration is met, this census tract has a high percentage
of Moorpark's commercial zoning, including Moorpark Marketplace shopping center,
Village at Moorpark, LA Spring Shopping Center, and Moorpark Plaza. Because of the
high percentage of commercial land in this census tract, it is expected to have more
uses with alcoholic beverage sales than census tracts that do not include as much
commercial land. In addition, much of the census tract is open space or agricultural
land, which further lowers the population upon which the number of permits is based.
A finding of public convenience and necessity is proposed for this use in the attached
draft resolution.
Number of Lots
As mentioned above, the existing service station is located on two separate parcels
totaling 21,430 square-feet. It is unclear whether these are two separate legal lots, or
merely separate Assessor's parcels for tax purposes. If there are two separate legal
lots, such lots will be required to be merged prior to issuance of a zoning clearance for
building permit. A condition of approval has been added to this effect.
Findings
1. The proposed use is consistent with the provisions of the City's General Plan,
Zoning Ordinance, and other applicable regulations as conditioned in that service
stations with or without mini-marts and with or without beer and wine sales for
off-site consumption in the Commercial Planned Development Zone are a
conditionally-permitted use.
2. The proposed use is compatible with both existing and permitted land uses in the
surrounding area, in that this use is anticipated in the zone and provides a
convenience for surrounding residents and local commuters.
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
5
Honorable Planning Commission
September 27, 2016
Page 6
3. The proposed use is compatible with the scale, visual character, and design of
surrounding properties, in that architecture is considered through the application
of an Administrative Permit and is consistent with the requirements of the
Downtown Specific Plan.
4. The proposed use would not be obnoxious or harmful, or impair the utility of
neighboring property or uses in that conditions are required to ensure proper
control of the sale of alcoholic beverages for off-site consumption.
5. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or welfare, in that conditions are required to ensure proper control
of the sale of alcoholic beverages for off-site consumption.
ADDITIONAL FINDINGS FOR ESTABLISHMENTS SERVING ALCOHOLIC
BEVERAGES:
1. The use will not result in an over concentration in the area of establishments
serving alcoholic beverages in the area. Because of the high percentage of
commercial land in this census tract, it is expected to have more uses with
alcoholic beverage sales than census tracts that do not include as much
commercial land, and as a result, a finding of public convenience and necessity
can be made.
2. The use will serve a public convenience, in that the sale of beer and wine for off-
site consumption provides additional consumer opportunities to the primary use
of the site as a gas station and convenience store.
3. The use will not create the need for increased police services, in that conditions
of approval are included to ensure proper control of the sale of beer and wine for
off-site consumption.
4. The requested use at the proposed location will not adversely affect the
economic welfare of the community in that appropriate controls have been put in
place through conditions of approval.
5. The exterior appearance of the structure will not be inconsistent with the external
appearance of commercial structures already constructed or under construction
on surrounding properties, or within the immediate neighborhood so as to cause
blight, deterioration or substantially diminish property values within the
neighborhood. The proposed structures, as conditioned, are architecturally
consistent with the design standards of the Downtown Specific Plan and will
enhance the appearance of the site.
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
6
Honorable Planning Commission
September 27, 2016
Page 7
PROCESSING TIME LIMITS
Time limits have been established for the processing of development projects under the
Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the
Subdivision Map Act (Government Code Title 7, Division 2), and the California
Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13,
and California Code of Regulations, Title 14, Chapter 3). Under the applicable
provisions of these regulations, the following timelines have been established for action
on this project:
Date Application Determined Complete: August 12, 2016
Planning Commission Action Deadline: November 10, 2016
Upon agreement by the City and Applicant, one 90-day extension can be granted to the
date action must be taken on the application.
ENVIRONMENTAL DETERMINATION
In accordance with the City's environmental review procedures adopted by resolution,
the Community Development Director determines the level of review necessary for a
project to comply with the California Environmental Quality Act (CEQA). Some projects
may be exempt from review based upon a specific category listed in CEQA. Other
projects may be exempt under a general rule that environmental review is not
necessary where it can be determined that there would be no possibility of significant
effect upon the environment. A project which does not qualify for an exemption requires
the preparation of an Initial Study to assess the level of potential environmental impacts.
Based upon the results of an Initial Study, the Director may determine that a project will
not have a significant effect upon the environment. In such a case, a Notice of Intent to
Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For
many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be
sufficient environmental documentation. If the Director determines that a project has the
potential for significant adverse impacts and adequate mitigation cannot be readily
identified, an Environmental Impact Report (EIR) is prepared.
The Director has reviewed this project and found it to Categorically Exempt in
accordance with Section 15301 (Class 1: Existing Facilities) of California Code of
Regulations (CEQA Guidelines) in that this is development is an existing use that is
being remodeled, and the use is consistent with the applicable general plan designation
and all applicable general plan policies and applicable zoning designation and
regulations. In addition, there is no substantial evidence that the project will have a
significant effect on the environment.
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
7
Honorable Planning Commission
September 27, 2016
Page 8
NOTICING
Public Notice for this meeting was given consistent with Chapter 17.44.070 of the
Zoning Ordinance as follows:
1. Publication. The notice of the public hearing was published in the Ventura County
Star on September 16, 2016.
2. Mailing. The notice of the public hearing was mailed on September 17, 2016, to
owners of real property, as identified on the latest adjusted Ventura County Tax
Assessor Roles, within one-thousand (1,000) feet of the exterior boundaries of
the assessor's parcel(s) subject to the hearing.
3. Sign. Two 32 square-foot signs were placed on the site on September 16, 2016.
STAFF RECOMMENDATION
1. Open the public hearing, accept public testimony and close the public hearing;
and
2. Adopt Resolution No. PC-2016- approving Administrative Permit No. 2016-
09 and Conditional Use Permit No. 2016-01 with conditions of approval and
making a determination of exemption under CEQA in connection therewith.
ATTACHMENTS:
1. Location Map
2. Aerial Map
3. Project Exhibits (Under Separate Cover)
AS-1.0 Site Plan
A-1.0 Floor Plan C-Store
A-3.0 C-Store Elevations
A-3.1 C-Store Elevations
A-3.2 Canopy Plan Elevations
4. Draft PC Resolution with Conditions of Approval
\\DC1\Department Share\Community Development\DEV PMTS\C U P\2016\CUP 2016-03 76 Gas Station\Agenda Reports\MOORPARK PLANNING COMMISSION.docx
8
,-,
E -,
1 co c,
12_3
1 —
0 t....,
s_r
cu
CU
L- a)
Ill
a a Lg• CL
= u, :".• 67,
E
1 0
,..7. 0
C i= -., 0 [...
as co ,... 0 c,
= o a. o :E.-
,,,,
0 o
cl)
2
cm
a) 1, =
Cl)
II
--
cu
C2
0 *
, ; 0
11 w I C
0
>
<I ;
CA 0 1 0
2 CD
a. I no
1 =
...-
RS
di cs,
c- 1
t 0
ch
'F.
M 0 _ crt
t to 0
w a)
CI I cu
> 1
1 •E'
4tC Li..3
cr5
0
C c,
1 ; _
cci
-10.0
c I re I cn
....., c
()I 92
0. _0
CO I ' X CU
T'
E 1 ....,
2
r6 c).
,=
0. I 0 oi co co
1,
I CI
I C c
-- , CA
•-.-,
0
:
07,
.--,
co
CU ct
te, 0
ch .
8 , cr)
Q ,:) . •
.. ez
e> 'i
& CO
I C
0 in c.'
Ir.. C9
`‘''' .- E
—I L U
E
- . to •
Len a)
0) a a)
C) m
-cs 1
0 a0.
03 8 13upds Z 40 CD as
OM DNINds
o C..) z
a_ .. ,.._
.-
. ,
1
cot
(o co. = .-'
'i cn cr)
.5...
0, ..,
cc
1
- _. -e_
.
- .... 0
- 0
I 21 ir, CU
2 ..1r1
.4.
1 II CL (13
CD ...
0_ 0
Gn
ti' 6,1 co
4
--1- 4 E a)
PC ATTACHMENT 1 9
j U
P st;- o as
a m
te) co .-- ‘ tll
N co
2
i 4 ina
E # `#, F9
I
_ , I 11'4,,, .:1
_ J
?i��
., ll�M m (13
{
L1t
.. -_._ � lel �
_ o
el , I
I r 1
-1-, ' L
1 iiiik4 1 $1.-.,3- ° '
_ 4:a.,r>.,
LI
} i
aQ
a)
11114„Ce l c` CD
0
cry :
to g. Zi;
4 xRa ` x, 1 p 0
. f �--. o
c
kI ` X ) 0 0
C. a 0. a
Utll!! ` I I I ,`-
}s�
.,, _ O a 9
OOSIAMMINI
- O
�404th ' Us r3
ir I F-c Sp °o R
rang
Spry c6 �;
GU ONiads » D K— 0 0 E
.�
_.x
O
a—
.,
Q
t 1 :Tilt 1 ma
p i on Z
C.
art [
fw. 5 fi
o 1? c-'
on
H fl_
PC ATTACHMENT 2 10
PROJECT EXHIBITS
3. Project Exhibits
AS-1 .0 Site Plan
A-1 .0 Floor Plan C-Store
A-3.0 C-Store Elevations
A-3. 1 C-Store Elevations
A-3.2 Canopy Plan Elevations
(UNDER SEPARATE COVER)
COPIES OF THE EXHIBITS ARE AVAILABLE
UPON REQUEST OF THE PROJECT PLANNER
PC ATTACHMENT 3 > >
RESOLUTION NO. PC-2016-
A RESOLUTION OF THE PLANNING COMMISSIONOF THE
CITY OF MOORPARK, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO. 2016-03 AND
ADMINISTRATIVE PERMIT NO. 2016-09, TO ALLOW A
SERVICE STATION AND 2,484 SQUARE-FOOT
CONVENIENCE STORE WITH BEER AND WINE SALES FOR
OFF-SITE CONSUMPTION AT 13800 PRINCETON AVENUE,
AND MAKING A DETERMINATION OF EXEMPTION UNDER
CEQA IN CONNECTION THEREWITH, ON THE APPLICATION
OF HENRY LING FOR WESTERN STATES ENGINEERING
WHEREAS, on July 14, 2016, an application was filed by Henry Ling for
Conditional Use Permit No. 2016-03 and Administrative Permit No. 2016-09, to allow a
service station and 2,484 square-foot convenience store with beer and wine sales for
off-site consumption, at 13800 Princeton Avenue; and
WHEREAS, at a duly noticed public hearing on September 27, 2016, the
Planning Commission considered Conditional Use Permit (CUP) No. 2016-03 and
Administrative Permit (AP) No. 2016-09; and
WHEREAS, at its meeting of September 27, 2016 the Planning Commission
considered the agenda report and any supplements thereto and written public
comments; opened the public hearing and took and considered public testimony both
for and against the proposal; closed the public hearing and reached a decision on this
matter; and
WHEREAS, the Community Development Director has determined that proposed
Conditional Use Permit (CUP) No. 2016-03 and Administrative Permit (AP) No. 2016-09
is categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15301 (Class 1: Existing Facilities) of the California Code
of Regulations in that the development is an existing use that is being remodeled, and
the use is consistent with the applicable general plan designation and all applicable
general plan policies and applicable zoning designation and regulations. In addition,
there is no substantial evidence that the project will have a significant effect on the
environment.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning Commission
concurs with the Community Development Director's determination that the project is
categorically exempt from the provisions of the California Environmental Quality Act
(CEQA) pursuant to Section 15301 (Class 1: Existing Facilities) of the California Code
of Regulations in that the development is an existing use that is being remodeled, and
the use is consistent with the applicable general plan designation and all applicable
general plan policies and applicable zoning designation and regulations. In addition,
PC ATTACHMENT 4 12
Resolution No. PC-2016-
Page 2
there is no substantial evidence that the project will have a significant effect on the
environment. The Planning Commission has reviewed the Community Development
Director's determination of exemption, and based on its own independent analysis and
judgment, concurs with the determination of exemption.
SECTION 2. CONDITIONAL USE PERMIT FINDINGS: Based upon the
information set forth in the staff report(s), accompanying studies, and oral and written
public testimony, the Planning Commission makes the following findings in accordance
with City of Moorpark, Municipal Code Section 17.44.040:
1. The proposed use is consistent with the provisions of the City's General Plan,
Zoning Ordinance, and other applicable regulations as conditioned in that service
stations with or without mini-marts and with or without beer and wine sales for
off-site consumption in the Commercial Planned Development Zone are a
conditionally-permitted use.
2. The proposed use is compatible with both existing and permitted land uses in the
surrounding area, in that this use is anticipated in the zone and provides a
convenience for surrounding residents and local commuters.
3. The proposed use is compatible with the scale, visual character, and design of
surrounding properties, in that architecture is considered through the application
of an Administrative Permit and is consistent with the requirements of the
Downtown Specific Plan.
4. The proposed use would not be obnoxious or harmful, or impair the utility of
neighboring property or uses in that conditions are required to ensure proper
control of the sale of alcoholic beverages for off-site consumption.
5. The proposed use would not be detrimental to the public interest, health, safety,
convenience, or welfare, in that conditions are required to ensure proper control
of the sale of alcoholic beverages for off-site consumption.
ADDITIONAL FINDINGS FOR ESTABLISHMENTS SERVING ALCOHOLIC
BEVERAGES:
1. The use will not result in an over concentration in the area of establishments
serving alcoholic beverages in the area. Because of the high percentage of
commercial land in this census tract, it is expected to have more uses with
alcoholic beverage sales than census tracts that do not include as much
commercial land, and as a result, a finding of public convenience and necessity
can be made.
2. The use will serve a public convenience, in that the sale of beer and wine for off-
site consumption provides additional consumer opportunities to the primary use
of the site as a gas station and convenience store.
13
Resolution No. PC-2016-
Page 3
3. The use will not create the need for increased police services, in that conditions
of approval are included to ensure proper control of the sale of beer and wine for
off-site consumption.
4. The requested use at the proposed location will not adverselyaffect the
q p p
economic welfare of the community in that appropriate controls have been put in
place through conditions of approval.
5. The exterior appearance of the structure will not be inconsistent with the external
appearance of commercial structures already constructed or under construction
on surrounding properties, or within the immediate neighborhood so as to cause
blight, deterioration or substantially diminish property values within the
neighborhood. The proposed structures, as conditioned, are architecturally
consistent with the design standards of the Downtown Specific Plan and will
enhance the appearance of the site.
SECTION 3. PLANNING COMMISSION APPROVAL: The Planning
Commission herby approves Conditional Use Permit No. 2016-03 and Administrative
Permit No. 2016-09 subject to the Standard and Special Conditions of Approval found in
Exhibit A attached.
SECTION 4. FILING OF RESOLUTION: The Community Development
Director shall cause a certified resolution to be filed in the book of original resolutions.
The action of the foregoing direction was approved by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
PASSED, AND ADOPTED this 27th day of September, 2016.
Mark Di Cecco, Chair
David A. Bobardt, Community Development Director
Exhibit A- Standard and Special Conditions of Approval for Conditional Use Permit No.
2016-03 and Administrative Permit No. 2016-09
14
Resolution No. PC-2016-
Page 4
EXHIBIT A
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO. 2016-03
AND ADMINISTRATIVE PERMIT NO. 2016-09
STANDARD CONDITIONS OF APPROVAL
The applicant shall comply with Standard Conditions of Approval for Conditional Use
Permits as adopted by City Council Resolution No. 2009-2799 (Exhibit B), except as
modified by the following Special Conditions of Approval. In the event of conflict
between a Standard and Special Condition of Approval, the Special Condition shall
apply.
ppY.
SPECIAL CONDITIONS
1. The applicant's acceptance of this permit and/or commencement of construction
and/or operations under this permit is deemed to be acceptance of all conditions
of this permit.
2. The Conditions of Approval of this permit, City of Moorpark Municipal Code and
adopted city policies at the time of the permit approval supersede all conflicting
notations, specifications, dimensions, typical sections and the like which may be
shown on plans.
3. Conditions of this entitlement may not be interpreted as permitting or requiring
any violation of law or any unlawful rules or regulations or orders of an authorized
governmental agency.
4. The applicant shall defend, indemnify and hold harmless the City and its agents,
officers and employees from any claim, action or proceeding against the City or
its agents, officers or employees to attack, set aside, void, or annul any approval
by the City or any of its agencies, departments, commissions, agents, officers, or
employees concerning the permit, which claim, action or proceeding is brought
within the time period provided by the California Code of Civil Procedure Section
1094.6 and Government Code Section 65009. The City will promptly notify the
applicant of any such claim, action or proceeding, and if the City should fail to do
so or should fail to cooperate fully in the defense, the applicant shall not
thereafter be responsible to defend, indemnify and hold harmless the City or its
agents, officers and employees pursuant to this condition.
a. The City may, within its unlimited discretion, participate in the defense of
any such claim, action or proceeding, if both of the following occur:
The City bears its own attorney fees and costs; and
ii. The City defends the claim, action or proceeding in good faith.
15
Resolution No. PC-2016-
Page 5
b. The applicant shall not be required to pay or perform any settlement of
such claim, action or proceeding unless the settlement is approved by the
applicant. The applicant's obligations under this condition shall apply
regardless of whether a building permit is ultimately obtained, or final
occupancy is ultimately granted with respect to the permit.
5. If any of the conditions or limitations of this approval are held to be invalid, that
holding shall not invalidate any of the remaining conditions or limitations set forth.
6. The development must be in substantial conformance with the plans presented in
conjunction with the application for Conditional Use Permit No. 2016-03 and
Administrative Permit No. 2016-09, except any modifications as may be required
to meet specific Code standards or other conditions stipulated herein. Any future
changes to the parking or vehicle storage layout shall require review and
approval by the Community Development Director.
7. The City of Moorpark reserves the right to modify, suspend or revoke for cause
this conditional use permit and administrative permit consistent with Chapter
17.44 of the Moorpark Municipal Code or as may be amended in the future.
8. This permit shall expire one (1) year from the date of its approval unless the use
for which the permit has been granted has been inaugurated by issuance of a
building permit for construction. The Community Development Director may, at
his/her discretion, grant a one-year extension for use inauguration of the
development permit, if there have been no changes in the adjacent areas and if
the applicant can document that he/she has diligently worked towards use
inauguration during the initial period of time. The request for extension of this
planned development permit shall be made in writing, at least thirty (30) days
prior to the expiration date of the permit and shall be accompanied by applicable
entitlement processing deposits.
9. Conditional Use Permit No. 2016-03 and Administrative Permit No. 2016-09 may
be revoked or its use suspended by the City, if any of the causes listed in
Section 17.44.080.B of the Zoning Code are found to apply, including if the use
for which the permit was granted has not been exercised for at least twelve (12)
consecutive months, has ceased to exist, or has been abandoned. The
discontinuance for a period of one hundred eighty (180) or more days of a
nonconforming use or a change of nonconforming use to a conforming use
constitutes abandonment and termination of the nonconforming status of the use.
10. Prior to issuance of a Zoning Clearance for a building permit, the applicant shall
submit a color and material board for review and approval of the Community
Development Director for consistency with the Moorpark Downtown Specific
Plan.
16
Resolution No. PC-2016-
Page 6
11. The applicant shall submit a sample of the metal vine trellises to be installed in
wall panels of the south elevation and must be reviewed and approved by the
Community Development Director prior to the issuance of building permits.
12. The vines to be planted on the metal trellises must be a minimum of fifteen (15)
gallon in size and the applicant shall submit a plan which includes the vine
species and amount and number of vines to be planted for review and approval
by the Community Development Director and Parks and Recreation Director prior
to issuance of building permits.
13. Prior to issuance of a Zoning Clearance for a building permit, the applicant shall
submit a fencing, lighting, and landscaping plan for review and approval by the
Community Development Director, Parks and Recreation Director, and Police
Chief that demonstrates compliance with the City's Zoning Ordinance,
Landscape Standards and Guidelines, and Water Efficient Landscape
Ordinance, and provides a safe and secure environment for the building
occupants.
14. None of the prohibited plants indicated in the Provisionally Acceptable Plant List
and the Invasive and Prohibited Plant List contained in the City's Landscape
Standards and Guidelines shall be used on any property within the development
site, or slope area.
15. The applicant shall provide a preliminary title report or other such evidence
showing the number and ownership of the two parcels, subject to the satisfaction
of the Community Development Director. If it is determined these are two
separate legal lots, such lots will be required to be merged prior to issuance of a
zoning clearance for building permit
16. Prior to issuance of a Zoning Clearance for a building permit, the applicant shall
pay Los Angeles Avenue Area of Contribution fees in effect at the time of permit
issuance.
17. Prior to issuance of a Zoning Clearance for a building permit, the applicant shall
submit a revised plan for a fully-covered trash enclosure, with materials and
colors to match the building, for review and approval by the Community
Development Director and City solid waste manager.
18. No outdoor storage is allowed under this approval, other than the propane tanks
as proposed. A decorative metal gate consistent with Fire Department
requirements to screen the propane filling area is required to be installed prior to
final occupancy of the convenience store. Any request for additional outdoor
storage is subject to the application requirements in place at the time of such
request.
19. No outdoor repair or maintenance, including washing, cleaning, or detailing of
vehicles is allowed under this permit.
17
Resolution No. PC-2016-
Page 7
20. Applicant shall use "spandrel glass" for false windows to the satisfaction of the
Community Development Director.
21. All windows shall be recessed from the exterior wall plane subject to the
satisfaction of the Community Development Director.
22. Prior to the issuance of a Zoning Clearance for a building permit, the applicant
shall submit a Developer Waste Reduction and Recycling Plan to the satisfaction
of the Administrative Services Manager.
23. The convenience store and fuel sales are permitted to operate only between the
hours of 5:00 a.m. and 12:00 a.m. (midnight) each day of the week. Sales of
beer and wine are permitted only after 6:00 a.m.
24. The applicant shall reimburse the City of Moorpark for any additional police or
other costs incurred by the City as a result of operations approved by this
Conditional Use Permit, including fifteen (15%) percent overhead on any such
services.
25. No person under the age of eighteen (18) shall sell packaged alcoholic
beverages.
26. Areas inside the establishment open to customers must be illuminated sufficiently
to allow the identification of persons.
27. Closed-circuit television cameras shall provide monitoring and recording of the
sales counter to show employee/customer transactions, as well as, the reach-in
refrigerators and floor area. This system should have the capability to record 24
hours. This system shall be protected from access by employees and customers.
28. Any and all employees directly involved or supervising the sale/service of
alcoholic beverages shall provide evidence and the business shall maintain
records that employees have:
a. Received training from the State of California Department of Alcoholic
Beverage Control (ABC) "Leadership and Education in Alcohol and Drugs"
LEAD program or other Responsible Beverage Service (RBS) program, in
the form of an ABC issued certificate.
b. The Owner/Manager shall confirm with the California Department of
Alcoholic Beverage Control within fifteen (15) days of hire any new
employee has been scheduled with the local ABC office to attend a LEAD
or RBS program course.
29. The permittee must correct any safety or security problem within three (3) days
upon written notice of such a problem from the Moorpark Police Department.
18
Resolution No. PC-2016-
Page 8
30. Applicant shall provide the Community Development Department with a copy of
the ABC approval prior to sale of any alcoholic beverages.
31. The applicant or his/her designee shall be responsible to police the exterior of the
business to assure that no beer or wine is consumed within the parking lot. The
applicant shall not permit any loitering in the parking lot or in areas adjacent to
the facility.
32. No exterior advertising of any kind or type is allowed promoting or indicating the
availability of alcoholic beverages. Interior displays of beer or wine that are
clearly visible to the exterior shall constitute a violation of this condition.
33. Prior to issuance of a Zoning Clearance for Occupancy, the applicant shall install
an anti-graffiti coating to the building and pump island columns, and prior to
installation, the applicant shall submit the proposed brand and application of the
anti-graffiti coating for the review and approval of the Community Development
Director.
34. All necessary permits must be obtained from the Building and Safety Division
and all construction shall be in compliance with the Moorpark Building Code and
all other applicable regulations.
35. A separate sign permit application must be submitted for all proposed signs, for
the review and approval of the Community Development Director prior to
issuance of a building permit for a sign.
36. All exterior areas of the site, including parking areas under use by the facility,
must be maintained free of litter and debris at all times.
37. No increase of floor area is permitted without approval of an additional permit.
-END-
19
MOORPARK,CALIFORNIA
Planning Commission
of n i ITEM: 10.A.
ACTION: k j:pi'(.V14.d
MINUTES OF THE PLANNING COMMISSION
BY: Moorpa-k, California August 23, 2016
A Regular Meeting of the Planning Commission of the City of Moorpark was held on
August 23, 2016, in the Council Chambers of said City located at 799 Moorpark
Avenue, Moorpark, California.
1. CALL TO ORDER:
Chair Di Cecco called the meeting to order at 7:03 p.m.
2. PLEDGE OF ALLEGIANCE:
Vice Chair Landis led the Pledge of Allegiance.
3. ROLL CALL:
Present: Commissioners Aquino, Groff, Hamous, Vice Chair Landis,
and Chair Di Cecco.
Absent: None.
Staff Present: David Bobardt, Community Development Director; Joseph
Fiss, Economic Development and Planning Manager; and
Joyce Figueroa, Administrative Assistant II.
4. PROCLAMATIONS, COMMENDATIONS, AND SPECIAL PRESENTATIONS:
None.
5. PUBLIC COMMENT:
None.
6. REORDERING OF, AND ADDITIONS TO, THE AGENDA:
Consensus to pull Item 10.C. from the Consent Calendar for individual
consideration to be heard after Item 10.B.
7. ANNOUNCEMENTS, FUTURE AGENDA ITEMS, AND REPORTS ON
MEETINGS/CONFERENCES ATTENDED BY THE COMMISSION:
(Future agenda items are tentative and are subject to rescheduling.)
None.
20
Minutes of the Planning Commission
Moorpark, California Page 2 August 23, 2016
8. PUBLIC HEARINGS: (next Resolution No. PC-2016-618)
A. Consider Resolution Recommending to the City Council Approval of an
Ordinance Amending the Development Agreement for the Vistas at
Moorpark Project, Vesting Tentative Tract Map No. 5130 and Residential
Planned Development Permit No. 2014-01, by Extending the Term of the
Development Agreement for 110 Homes on Approximately 72 Acres,
Located East of Walnut Canyon Road, West of Spring Road, and North of
Wicks Road and Finding that the Previously Adopted Mitigated Negative
Declaration and Addendum are Applicable. Staff Recommendation: 1)
Adopt Resolution No. 2016-610. (Staff: David Bobardt)
Mr. Bobardt gave the staff report.
A discussion followed among the Commissioners and staff, which focused
on extending the date on the Development Agreement to December 31,
2040.
Chair Di Cecco .opened the Public Hearing.
g
There were no speakers.
Chair Di Cecco closed the Public Hearing.
A discussion followed among the Commissioners supporting the
resolution.
MOTION: Commissioner Aquino moved and Commissioner Hamous seconded a
motion to approve staff recommendation, including the adoption of Resolution
No. PC-2016-610. The motion carried by unanimous voice vote.
The City Council has final approval authority for this item.
B. Consider Resolution Recommending Approval of Zoning Ordinance
Amendment No. 2016-01, an Amendment to Section 17.24.020 (Open
Space, Agriculture, and Residential Zone Development Requirements) of
Chapter 17.24 (Development Requirements) of Title 17 (Zoning) of the
Moorpark Municipal Code to Address Lot Size Standards for Affordable
Housing and Determining that this Action is Exempt from the California
Environmental Quality Act. Staff Recommendation: 1) Open the public
hearing, accept public testimony and close the public hearing; and 2)
Adopt Resolution No. PC-2016-611. (Staff: David Bobardt)
Mr. Bobardt gave the staff report.
21
Minutes of the Planning Commission
Moorpark, California Page 3 August 23, 2016
A discussion followed among the Commissioners and staff, which focused
on the recommended average lot size of the lots, depth requirement, is
there an agreement that allows for smaller lot size, and correction to
Stamp Page 61, "Notes" section of Table 17.24.020, Item 1. where it reads
guaranteed to be affordable to very low or lower incomes, should read
very low or low incomes.
Chair Di Cecco opened the Public Hearing.
No speakers.
Chair Di Cecco closed the Public Hearing.
A discussion followed among the Commissioners supporting the
resolution.
MOTION: Chair Di Cecco moved and Vice Chair Landis seconded a motion to
approve staff recommendation, including the adoption of Resolution No. PC-
2016-611, as amended. The motion carried by unanimous voice vote.
The City Council has final approval authority for this item.
9. DISCUSSION ITEMS:
None.
10. CONSENT CALENDAR:
MOTION: Commissioner Groff moved and Vice Chair Landis seconded a motion to
approve the Consent Calendar with the exception of item 10.C., which was pulled for
individual consideration. The motion carried by unanimous voice vote.
A. Consider Approval of the Special Joint Meeting Minutes of April 27, 2016.
Staff Recommendation: Approve the minutes.
B. Consider Approval of the Regular Meeting Minutes of May 24, 2016. Staff
Recommendation: Approve the minutes.
The following item was pulled for individual consideration.
C. Consider Finding of General Plan Consistency for the Purchase of
Property at 488 McFadden Avenue by the City of Moorpark for Public
Purposes. Staff Recommendation: Find the acquisition of the property at
488 McFadden Avenue in conformity with the General Plan and direct staff
to report this finding to the City Council.
22
Minutes of the Planning Commission
Moorpark, California Page 4 August 23, 2016
Commissioner Hamous recused himself from this item to avoid a potential
conflict of interest and left the dais at 7:29 p.m.
MOTION: Commissioner Groff moved and Commissioner Aquino seconded a motion to
find the acquisition of the property at 488 McFadden Avenue in conformity with the
General Plan and direct staff to report this finding to the City Council. The motion
carried by voice vote: 4-0, Commissioner Hamous absent.
Commissioner Hamous returned to the dais at 7:31p.m.
11. ADJOURNMENT:
MOTION: Vice Chair Landis moved and Commissioner Aquino seconded a motion to
adjourn the meeting. The motion carried by unanimous voice vote. The time was 7:32
p.m.
Mark Di Cecco, Chair
David A. Bobardt, Community Development Director
23
ITEM: 10.B.
MOORPARK,CALIFORNIA
Planning Commission
of G`. 2,7. 2O J R
ACTION: Apprc ved
BY: ). Fir Ut?VC o.
MOORPARK PLANNING COMMISSION
AGENDA REPORT
TO: Honorable Planning Commission
FROM: David A. Bobardt, Community Development Director z'
DATE: September 21, 2016 (PC Meeting of 9/27/2016)
SUBJECT: Consider Finding of General Plan Consistency for the Purchase of
Property at 766 Los Angeles Avenue (APN: 506-0-050-515) by the City
of Moorpark for Public Purposes
BACKGROUND/DISCUSSION
Section 65402 of the Government Code requires the Planning Commission to make a
report as to General Plan conformity prior to the acquisition of real property for public
purposes. The City is preparing to acquire a 1.6-acre parcel on the south side of Los
Angeles Avenue west of the Union 76 gas station at Leta Yancy Road for affordable
housing. A location map is attached. Two of the General Plan Elements, the Land Use
Element and Housing Element, have policies that address the use of the property for
housing. Conformity with other General Plan Elements can only be determined once a
plan for the site is further developed.
Land Use Element
The 1.6 acre property is designated for general commercial uses by the Land Use
Element Map. In order to develop housing on the property, an amendment to the land
use designation would be needed.
Housing Element
Goal 2 of the Housing Element of the General Plan calls for the provision of residential
sites through land use, zoning, and specific plan designations to provide a range of
housing opportunities. Policy 2.3 of the Housing Element calls for investigating
rezoning or redesignation of commercial lots that are no longer economically viable
uses to appropriate residential uses. A commercial office development previously
approved on this 1.6-acre site parcel was never built due to lack of demand. The 2016
Keyser Marston Commercial Market Overview prepared for the City demonstrated that
this land would not be needed for commercial uses over the next 20 years. The
General Plan Amendment process, with hearings before the Planning Commission and
City Council, would provide the analysis consistent with this Housing Element goal and
policy.
S:\Community Development\PLANNING COMMISSION\General Plan Consistency Reports\20160927 766 LA Ave GP Consistency PC Rpt.docx
24
Honorable Planning Commission
September 27, 2016
Page 2
STAFF RECOMMENDATION
Find the acquisition of the property at 766 Los Angeles Avenue (APN 506-0-050-515)
for affordable housing to be consistent with the goals and policies of the Housing
Element, but would require an amendment to the Land Use Element Map, and direct
staff to report this finding to the City Council.
ATTACHMENT:
1. Location Map
25
'Am 1,.;-
Y to
rt L
CO sib.H.!_ i .1:' 1 1 ._ 1ft- I
a)
.. ti
I
N I6
- bill
_ � � [
I -, jj tE a
'aa Q m Q -- (� row '+t Lo 8 ca
IIIY IL!
44 ..,Y9a_.w ;
cv
Liu_. , - --- t r
c
D
r 2
•r
'..74:4-
r .
_I a
1 -
IL. Ia , ,_ .. II —
c
- -- 441110010101.-0- CS3
•
a
•
i 1°r� `, - c- r o
.-. +lid �; �e a =`1
ter. = �• 5 • 7 c
N t cI. 1 n3
t_
n j.
i ,..,,. ai-et jt -, o
J — t - C
CD �
a
in
4 7 ' •,,,,,,1•7-,:c." 'I•1
N
3
4 pt i'.:3
J CD as
C) ❑
CD
N
till
II
(mak+.,,,..... P Colc- E P
• ti 49 L
. _
L
::
U7
O
13 a
O
`moi �'�
r• 4i - g 0 o
-� asia. Au Sf ��- S
,,- 71svHs „ "" Ts as
if) ri3
6.1
as C13
P , i € i°. CO 1/7 v
, a 1111` P 1 t
ca
«�y C11111 1 O
T r mu'
F-
PC ATTACHMENT 1 26