Loading...
HomeMy WebLinkAbout7/22/2009 - STAFF REPORTS - 5.B. o�QALMsA� i CJ N ii H�eiovnlco` , Xw Cq[/FOAa,P CITY COUNCIL STAFF REPORT z Z M DATE: July 22, 2009 NEW BUSINESS SUBJECT= THE CHARLES COMPANY IS REQUESTING MINOR AMENDMENTS TO THE PREVIOUSLY APPROVED SIGN DISTRICT, CASE 5.0984 PD- 291-A, LOCATED AT 5200 EAST RAMON ROAD (THE SPRINGS). C] FROM: David H. Ready, City Manager M BY: Department of Planning Services < m r SUMMARY O The City Council will consider a minor amendment / change to a Special Sign District, which is permitted under Section 9320.05(C)(8) of the Palm Springs Zoning Code (PSZC). The amendment includes five additions or modifications to the approved Sign M District for the Springs shopping center located at 5200 East Ramon Road. Z RECOMMENDATION: 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING MINOR AMENDMENTS TO THE SIGN DISTRICT LOCATED AT 5200 EAST RAMON ROAD." v PRIOR ACTIONS: — CA On July 9, 2007, Lhe Architectural Advisory Committee (AAC) reviewed the original project and voted to restudy the sign district. On July 23, 2007, the AAC reviewed the originally revised sign district and _ recommended approval to the City Council. On November 11, 2007, the City Council approved the Special Sign District. ITEM NO. City Council Staff Report July 22,2009—Page 2 of 6 5,0984 PD-291-A—Minor Amendment for Special Sign District(SP 09-003) On July 6, 2009, the AAC reviewed the proposed minor amendment to the Special Sign r District and made the following recommendations: D Addendum #1 in Sign Program (Jack in the Box) Z 1. Preview menu board should not be allowed. Z Addendum #4 in Sign Program (Wells Fargo) 1. Sign location on site plan should be centered with the building to the east. m 2. Sign should be perpendicular to the street with the vertical concrete block element towards the building- 3- Reduce the overall height of the sign by one foot. Addendum #5 in Sign Program (Monument Sign Panels) 1. Cabinet box should be "El Dorado Tan", including one inch stripe around the perimeter of the face. O The applicant has made the changes to the sign district, with the exception of the M deletion of the preview menu board (addendum #1); the applicant would like to request that this sign be permitted. The revised sign district is attached to this report. C m STAFF ANALYSIS: r Background 0 The Springs Shopping Center project consists of the development of approximately 393,000 square feet of commercial development anchored by a Home Depot on a 37- acre site at the northeast corner of East Ramon Road and Gene Autry Trail. The project site is located adjacent to the Airport to the west, commercial and industrial uses to the south and east, and single family dwellings to the north. M Z Project Description According to the Palm Springs Zoning Code 93.20.5.C.8, "special sign districts" may be established by the City Council for commercial and industrial projects, as follows: 8. Special Sign Districts. v Nothing in this section shall prohibit the city council from adopting special sign districts as part of a specific plan, redevelopment plan, planned development fly district or the like when special sign provisions are necessary or appropriate to implement general plan provisions and goals. ^i A Special Sign District was approved by the Council on November 11, 2007. The applicant is now proposing a minor amendment to the sign district to include additions and changes. The proposal includes the following amendments: (7 Addendum #1. New Menu Board. A preview menu board for Jack in the Box will be permitted. Addendum #2. Modifies text to specify that the Planning Director approves exceptions that do not meet the Sign District criteria. U 2, City Council Staff Report July 22.2009—Page 3 of 6 5.0984 PD-201-A—Minor Amendment for Special Sign District(SP 09.003) Addendum #3. New Temporary Signage. The following signs are permitted to be r displayed during construction and for up to sixty days after certificate of occupancy: a. Two wall banners Z b- Two site billboard signs Z c. Two banners on hiring trailer Addendum #4. New Monument Sign for Individual Tenant. Wells Fargo will be M permitted its own monument sign. 0 Addendum #5- Existing monument signs will be allowed to have sign panels that are painted a different color than the "El Dorado Tan" approved, if approved by the landlord and City- Zoning Analysis O The proposed amendment to the Sign District creates design criteria for permanent and m temporary signs. The Palm Springs Zoning Code (PSZC) was the first avenue used for analysis. Table 1 below briefly describes the different types of signage and their C consistency within the PSZC's sign ordinance. M Table 1: Sign District Amendment allowances and consistency with PSZC: r Signage Quantity and Size Proposed Consistent w/ PSZC 0 (Deviations) 1. Preview menu-board One @ 32 sq. ft- (Two drive through menu No (quantity & area) boards total, each 32 square feet 2. Exceptions approved by N/A Yes, but uncommon Mthe Director of Planningractice 3. Temporary signage for Z a- Banners Beyond on store front Two locations with four options. No (quantity & area ) Each option is 120 sq. ft. (12' x 10') _ b. Site billboard signs Two signs located near southwest corner of No (non-permitted shopping center. sign type) - ---------------- - ---------- -----------E2ch --- c. Banners on hiring trailer Two siggns attached o recruiting i i g trailer on No (area) western portion of shopping center Each sign is 80 s . ft 4' x 20' (n 4. New monument sign for One double-faced @ 26.18 sq. ft. No (non-permitted Wells Fargo sign type in shopping center 5. Existing monument signs N/A N/A — design criteria panels allowed to be not specified in PSZC different color n As seen in the table above, the applicant is requesting sign criteria outside of that allowed by the PSZC. For the purpose of consistency, staff reviewed approvals granted for other shopping City Council Staff Report July 22.2009—Page 4 of 6 5.0984 PO-291-A—Minor Amendment for Special Sign District(SP 09-003) .Q centers and similar small and large projects. The list below shows the subject r property's requests and other projects that have been granted the above deviations.- a Addendum #1. New preview menu-board Z • Jack in the Box at 2591 E. Tahquitz Canyon Way i. Menu board is 32 sq. ft- Z ii- Preview menu board is 32 sq. ft. Ill • Jack in the Box at 684 S. Palm Canyon Drive i. Menu board is 32 sq. ft. ❑ ii. Preview menu board is 17-7 sq. ft. • McDonald's at 1717 E. Vista Chino Road i. Menu board is 43.3 sq. ft. ii. Preview menu board is 11-8 sq. ft. • McDonalds -- 2465 E. Palm Canyon Drive rn i. Menu board is 43.5 sq. ft. ii. Preview menu board is 13 sq. ft. C Addendum #2. (N/A since consistent with PSZC) M Addendum #3. Temporary Signs • Port Lawrence —400 N. Palm Canyon Drive r i. Permitted six temporary billboard signs 0 1. Five permitted at 88 sq. ft. each '13 2. One permitted at 198 sq. ft. Addendum #4. Monument Sign for Wells Fargo • Palm Springs Marketplace at 1717 E- Vista Chino Road i. McDonald's has monument sign adjacent to building M ii. Taco Bell has monument sign adjacent to building Z iii. AutoZone has monument sign adjacent to building Addendum #5. (N/A since design criteria is not specified by Zoning Code) The list above shows that other projects in the City have been approved deviations similar to the subject request. Additionally, the Springs is the largest shopping center in the City at approximately 37 acres in size and would likely warrant signage not allowed ❑ by the Zoning Code. _ Termination of Temporary Signage Cn Staff notes that the temporary signs (addendum #3 in the sign district) may only be —1 displayed during construction and up to sixty days after Bed, Bath & Beyond receives X certificate of occupancy as noted in the sign district addendum. In order to provide clear direction, staff recommends that this also be a condition of approval to ensure that the signage be removed at the proper time. A condition to this effect is included in the draft n resolution. General Plan "Provisions and Goals" As noted above, Special Sign Districts may be approved by the Council when, "---necessary or appropriate to implement general plan provisions and goals." Staff has City Council Staff Report July 22,2009—Page 5 of 6 5.0984 PD-291-A—Minor Amendment for Special Sign District(SP 09-003) reviewed the General Plan and identified the following goal / policy statements that r might affect the request: Community Design Element Z Policy CD 10,2: Design signs that complement the architecture of the building Z without dominating it. Policy CD10-4,- Encourage complementary yet distinctive signage within M commercial centers. 0 The proposed amendments will give the commercial shopping center better identification for motorists within the complex and City. The signage was recommended for approval by the Architectural Advisory Committee; the proposed signage will contribute to the visual quality of the City. m CD10.5 Discourage the use of free-standing signs. When free-standing signs are C necessary, encourage the use of vertical monument-style signs with consistent lettering, styles, and colors appropriate to the architecture of the commercial M center of which they are a part- y The one permanent free-standing sign proposed is a vertical monument-style O sign that is consistent with the other monument signs in the commercial center with regard to materials and colors- Composition also matches. CD 18.6: Develop a consistent sign program that encourages distinctive and rn high-quality design within the overall theme of the retail center- Such a program should include style, scale, type, and placement of signage. Z The amendment will allow additional permanent signage (Wells Fargo monument sign and Jack in the Box preview menu board) that is consistent with existing signage approved- It will also allow temporary signage that is consistent, generally, with a future tenant— Bed, Bath & Beyond. O CONCLUSION: _ The applicant is requesting a sign district that includes deviations beyond what the Cn PSZC allows- Staff has analyzed other properties against the proposed amendment and recommends approval as proposed since similar approvals have been granted in the past. Environmental Determination 0 Pursuant to the California Environmental Quality Act (CEQA), the project is Categorically Exempt under Section 15311(a)(Accessory Structures), City Council Staff Report July 22.2009—Page 6 of 6 5.0984 PD-291-A—Minor Amendment for Special Sign District(SP 09.003) FISCAL IMPACT: r No fiscal impact. Z ing, Thomas J. Wilgon, Assistant City Manager Dire r of Pla ing Services David H. Ready, City a r m C I Attachments: m 1. Vicinity Map r 2. Draft Resolution and Draft Conditions of Approval 3. Exhibits m z v n ME: N Department of Planning ServicesE Vicinity Map s O Q � 7 MISSION ❑R �Ppti- �GV - a — > > lr [5 x xx I.AMOI RD — CL Z Y d � CAMINC pAROCELA r 7 x O W _ Legend w ©400 Ft Radius Site J SUNNY DUNES RD —"" F 1 ffi ELI= CITY OF PALM SPRINGS DESCRIPTION: Application by The Charles Company for CASE NO: 5.0984 PD-291 an minor amendment to Planned Development District SP 09-003 291 for additional temporary and permanent signage under a Special Sign District as provided by Section APPLICANT: The Charles 93.20.5(C)(8) of the Palm Springs Zoning Code, The Company amendment is for The Springs Shopping Center located at the northeast corner of Gene Autry Trail & East Ramon Road, Zoned PD-291, Section 17. ;, 7 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING AN AMENDMENT TO CASE NUMBER 5-0984, PLANNED DEVELOPMENT DISTRICT 291, AMENDING THE APPROVED SIGN DISTRICT (SI 07-083) FOR ADDITIONAL PERMANENT AND TEMPORARY SIGNAGE AT THE NORTHEAST CORNER OF RAMON ROAD AND GENE AUTRY TRAIL. WHEREAS, according to Palm Springs Zoning Code 93.20.5.C.8, "special sign districts" may be established by the City Council for commercial and industrial projects, "...as part of a specific plan, redevelopment plan, planned development district or the like when special sign provisions are necessary or appropriate to implement general plan provisions and goals"; and WHEREAS, The Charles Company (the "Applicant') has filed an application (SP 09- 003) with the City pursuant to Section 94.03.00(E) of the Palm Springs Zoning Code, For an amendment to Planned Development District 201 to allow additional temporary and permanent signage under the previously approved Special Sign District; and WHEREAS, on July 6, 2009, the Architectural Advisory Committee (AAC) reviewed the proposed project and recommended approval to the City Council; and WHEREAS, on July 22, 2009, a public meeting on the application was held by the City Council in accordance with applicable law; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the meeting on the project, including but not limited to the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: Pursuant to the California Environmental Quality Act (CEQA), the project is Categorically Exempt under Section 15311(a)(Accessory Structures). Section 2: Pursuant to Section 93.20.5.C.8 of the Palm Springs Zoning Code, the City Council finds that the proposed Special Sign District includes special sign provisions that are necessary or appropriate to implement general plan provisions and goals, as follows: Community Design Element Policy CD 10.2: Design signs that complement the architecture of the building without dominating it. n Resolution No- Page 2 Policy CD10.4: Encourage complementary yet distinctive signage within commercial centers. The proposed amendments will give the commercial shopping center better identification for motorists within the complex and City- The signage was recommended for approval by the Architectural Advisory Committee; the proposed signage will contribute to the visual quality of the City. CD10.5 Discourage the use of free-standing signs. When free-standing signs are necessary, encourage the use of vertical monument-style signs with consistent lettering, styles, and colors appropriate to the architecture of the commercial center of which they are a part. The one permanent free-standing sign proposed is a vertical monument-style sign that is consistent with the other monument signs in the commercial center with regard to materials and colors. Composition also matches. CD 18.6: Develop a consistent sign program that encourages distinctive and high-quality design within the overall theme of the retail center- Such a program should include style, scale, type, and placement of signage. The amendment will allow additional permanent signage (Wells Fargo monument sign and Jack in the Box preview menu board) that is consistent with existing signage approved. It will also allow temporary signage that is consistent, generally, with a future tenant— Bed, Bath & Beyond. Section 3: The City Council approves an amendment to Case Number 5.0984, amending Planned Development District 291-A to allow additional temporary and permanent signs under a Special Sign District as shown on the development plans attached to the City Council Staff Report dated July 22, 2009, and included herein by reference, and subject to the Conditions of Approval attached hereto as Exhibit A. ADOPTED THIS 22"a day of July, 2009. David H- Ready, City Manager ATTEST: James Thompson, City Clerk Resolution No Page 3 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. _ is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on March 7, 2007, by the following vote: AYES: NOES: ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California EXHIBIT A Case No. 5.0984— PD-291 Minor Amendment (SP 09-003) The Charles Company "The Springs" Northeast corner of Gene Autry Trail and East Ramon Road CONDITIONS OF APPROVAL July 22, 2009 Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. ADMINISTRATIVE CONDITIONS ADM 1. All conditions of City Council Resolutions No. 21433 and No. 22095 shall be in full force and effect, except as modified below. ADM 2. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. ADM 3. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.0984 PD — 291 (SP 09-003). The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse Resolution No. Page 2 judgment or failure to appeal, shall not cause a waiver of the indemnification rights herein. ADM 4. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all Federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. PLANNING DEPARTMENT PLN 1. Sixty (60) days rollowing issuance of the Certificate of Occupancy for the Bed, Bath & Beyond, all signage approved as Addendum #3 (TEMPORARY SIGNAGE) shall be removed. BUILDING DEPARTMENT BLD 1. Prior to any construction on-site, all appropriate permits must be secured. END OF CONDITIONS I To L=E72) Ma 4T. : � Im $200 RAMON ROAD PAIN SPRINGS,CA 92264 Q iw r.111w+�WWWMN PG. 1 -ADDING A PREVIEW MENU BOARD (KEEPING EXISTING ORDER MENU BOARD) ADDITIONAL ADD ON DISPLAYS NOT ALLOWED NOTE.ONE PRLVILW MLNU UCARO AND ONE ORDER MENU DDARD k'LL BE ALLOWED PER PAD SIM OR DRIVE IN FOOD USE ONLY. jr T M k UkG AWbowe 6Nvkr .U9".n{LLvrwuoxeo Yexrw srlxok..lvr lur000usr I q' SCALE:3 3'= 110' G'J�L�J lJV✓hLIIIC� LJ r �I Lr'J J __ _ _ _ � �ERIYUR Y^ arn,c a� —I v sd� _ PG.2 —PAGE 9, SECTION 1 TO READ. EXCEPTIONS TO THE CRITERIA MAYBE SUBMITTED FOR REVIEW AND APPROVAL TO THE CITY OF PALM SPRINGS PLANNING DIRECTOR. D —TEMPORARY SIGNAGE: ALLOW PROPOSED TEMPORARY SIGNAGE/LOCATION TO BE HUNG UP DURING THEIR ENTIRE CONSTRUCTION TIME,AND 60 DAYS(from the receipt of certificate of occupancy) FOR NOW OPEN SIGNS . imM4..aaum a..x. t a'-a' I LIl O'L�LJ� LJ—LJ LJ LJ�\ BED BATH 8� BED BATH$� 93EV42rro BE�raNv �_ _ • _ GRAMa'! BEDBATH _ �J �J �L �� I • • BEY4N0 4 0 ' ��PO RARYSIGN- TEin. --- .iJH�-fF11Ev f,Ol4'1,71 � I LIM TEMPORARY BUILDING SIGN Imo. •r-=c rcpialrC ���Van�a'+:UN+: i i u•mnwfloo...ru „. 2m TEMPORARY BANNER SIGN0 BED BATH& BED BATH& a: BEYONM BEYallo u , why wait?, op online @ • , , _r�. .1�::wa�_-�a:,:c,ll:�,j � � ' ' '- ' � �X411B1T 'F' tSoFy SIC+ slu�u ,� y� A y ,' BED BA1 K$ BEYOND TEMPORARY BA DING SIGN_ TEMPORARY SITE MON �.b 'SpFpF^.JC;I'-fi, .1.f �' LLUd.L.�>�,itill:,�1 c[rYy'v GdIGCIi]il:.J•-ANC Ll PG.3 -TEMPORARY SIGNAGE: ALLOW PROPOSED TEMPORARY SIGNAGE/LOCATION TO BE HUNG UP DURING THEIR ENTIRE CONSTRUCTION TIME,AND 60 DAYS FOR NOW OPEN SIGNS x (18375 5Q.ET. SIGN WITW 532 &4 FT. i TlL1= 6ACKGROUNI>) 36,011 VEAL,TYR T.D-PARAPET 41EGHMICAL UNIT T.P.PARAF ET SCREEN 6fil•CND { -11. f_ri—J 1�1 itii. % ML % f % 'X % # 'd ,F.� _ �r^.._:al � I •�_.�1•:i r Fu it - •„,;`-y'.S.J' = / + r- f.'1-l'•_: (r+•. LINTEL DEAN / -�-LIC-OJT 5SONGF GAI10F'Y 5LiPF'L]IZT �� �% FRONT- STORE Fcdh�Y -.. . LEASE 5PACE-556 III i ' ' �LI II /7 TEMPORARY BANNERS �� a,J IE PGA -TEMPORARY SIGNAGE: ALLOW PROPOSED TEMPORARY SIGNAGE/LOCATION TO BE HUNG UP DURING THEIR ENTIRE CONSTRUCTION TIME, AND 60 DAYS FOR NOW OPEN SIGNS _ - -- - - - ;~ Outpa►cel Floor Area I 9 129;2 T9 S.F k � p Landlord's_Paroei 6 TENANTSTRAILER is It- .. TENANTS TEMPORARY SIGNAGE -' Rf "!6it1111 � . � R - _ is ..w.m___�_J �Pamn Aired R �__,.. •c�':` t- No Staging/Construction Area PALM �,r�r,✓7 � c� �:�N EXHIB �\ II(I("1/ IIiIIII(�III J IIIIIrtI) I I l(�� � _ -- rr�io=t �L�L/r\�L LJ LJ�J Ll GwpN+ wMr Hfx•N -t- PG.5 —NEW ILLUMINATED MONUMENT SIGN -- 72'-7" - PkNTEp70 MgrH OuILLONG POLISHED ALUMINUM TRIM— ��11 ST WER EEL PIPEWDO IEER�PO _— JIL;gLLrs FAFI CQAF➢MNCd®FINISH JIL� 2'-2" .C901�Ltr1.tINI1M WBIN[T L —.I L 0',4a BLOCK PILASTER TOP BE FURTHEST AWAY FROM STREET Propose_DIF Illuminated Monument Sign_ Scue:W=1,4, INTERMA"y 14111MI1/ATEP MONUMENT SIGH 2C 3 3C "IlonutrinrtaW pun to be fahrkamd Imm aplll{an concrem maannry unid and palnYd to match Hnma unpnt aulldino(ICI No,211,"0rkkduat up/SOYR 42) "31aat column to bu twalva{11)Inchma In dlamatarwhh a pnrdar cdalad nr anodladflnlah 'T*nant penis and caWnela to ba labrlcatad Imm A901nch thlckaluminum and pahMd h mmlch Homo 17apm hulldlnp[ICI Nn.MS,"Eltl mda Yan^, YpY 7dYYY111]n C • � Tanmtalpn cope W G muladaul aalh der(1)Inch pvahatl eMeu�n aeeyl{a plaMlc Wit.aacpgd'adr}au vinyl waylay F]J Prdvtda C00 YMflunnaean[Itgngnp fu WafTal IIWmIpatlAn r:: •L�l � PG,6 - -✓ a� —NEW ILLUMINATED MONUMENT SIGN =l — =- - := — G - - ry it 't 1 .'r�� �ir� •. li .� .. I •. : r� rli I 0 PfOpOse 'i W� � t LYF ; f p•.•^I j I❑ r. ❑ � sTo�� ��- - Propose Propose y MONUMENT --------� - Propose ® -- n Ca 11 :. --------A Propose-- %f-- Propose ..---- f--- �O R y r G c• r ca Site Plan Scale:h T 5 PG.7 —ALLOW ALL MONUMENT PANELS TO BE PAINTED A DIFFERENT COLOR OTHER THAN"EL DORADO TAM'WITH THE APPROVAL OF LANDLORD. 7�X'14MV, PL E PR : P I l AL d(1N1 �z + RONir � ■ �larshalls marshaalls BCFC'S 1.L5. AIIEF N•1}_ Af7s. N.U. sa:Eacc.11Jr1�==�:rL N'1�cc.R�ahcE c=�HeIR � 1<"CLt�•��[MI--� a :II UPP-CFVAIlE ++ D BATH & BEYONIM 11,Y r �1 W.111r .:-,niti i� -lFVa11r�. sInF LF�•, �:tgnfl , 1gprrrn CIL:1"c-�:7' SCOPF OF tXFK RRAM-1 FYISIhC=ACES AUD RE:M CR LrLll..EXIS17h.1 raL'F;1,Hy 42J11NG Jll'cal"Y nNC'1151.101'u;n uI-lJ VhmCn. ' Y-1,CiEha FCRY11C UfE.77X'Fl�BfRY.IC :CrER'hca.-ACRY-P. -.HAF-7:4—i L.FNr AVfL O'I 1-5 F:.CF. Fw @Flr cmilisF:ft:pljl 13L1.[:VlA t'::T IrE S1F1^ `-" ;40L1.'I i•i'PeµIF'h1 Fn�'llll Fi"E.