Loading...
HomeMy WebLinkAbout12/1/2004 - STAFF REPORTS (16) DATE: December 1, 2004 TO: City Council FROM: Director of Planning Services CASE 5.1012 PD- 300, TTM 31104 —AN APPLICATION BY NEJAT KOHAN (SPANISH INN) TO RENOVATE THE HOTEL, CONVERT HOTEL TO CONDOMINIUMS AND CONSTRUCT A NEW CONDOMINIUM BUILDING LOCATED AT 640 NORTH INDIAN CANYON DRIVE, ZONE R-3, SECTION 11, APN 507183006. RECOMMENDATION: Uphold the Planning Commission decision on October 27, 2004 to deny without prejudice Case 5.1012 PD-300 and Tentative Tract Map 31104. BACKGROUND: The Planning Commission met on October 27, 2004 and voted to 6-0 deny without prejudice Case 5.1012 PD-300 and Tentative Tract Map 31104 for the renovation of the hotel, conversion of the hotel to condominiums and construction of a new condominium building, located at 640 North Indian Canyon Drive, Zone R-3, Section 11. The applicant filed an appeal of the Planning Commissions decision on November 8, 2004. The proposed project site is known as the Spanish Inn Hotel and is located at 640 North Indian Canyon Drive. The proposal is to renovate building A (existing north building) for use as a hotel, to convert building B (existing south building) from hotel to condominium and to construct a new building C as condominiums. Section 9.62.020 of the Municipal Code (Condominium conversion) outlines the requirements for condominium conversions. A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act. (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145 § 1, 1981: Ord. 1125 § 2 (part), 1981) A conversion from hotel use to condominium use would require that the existing property comply with all of the development standards according to today's Zoning Ordinance for the R-3 Zone and that it also be in compliance with the General Plan. ADJACENT LAND USES, GENERAL PLAN AND ZONING: Adjacent land uses are the following: General Plan Zoning Land Uses E H43/21 R-3 Hotel H43/21, CBD R-3 Hotel L4 R-1-B Single-Family Residences PR, RC O, R-3 Stevens Park, Multi-Family Residential ANALYSIS: The General Plan designation is H43/21 (High Density Residential); these areas are for both hotels and high-density apartments that primarily serve visitors. The objective of the High Density Residential is to allow for hotel and similar types of resort housing, while also allowing for multi-family residential and similar permanent housing. Therefore, the proposal would be consistent with the General Plan. Per section 9.62.020 of the Municipal Code; condominium conversions must meet all of the development standards of the Zoning Ordinance. The following provides a comparison of the R-3 Zone development standards with the proposed project: Development Standard Proposed Lot Area 20,000 square feet 63,698 square feet Lot Width 170 feet 357 feet Lot Depth 175 feet 220 feet to 345 feet Density— Hotel 1 unit per 1,000 square feet 1 unit per 1,000 square feet Density- Condominium 1 unit per 2,000 square feet 1 unit per 2,000 square feet 23 Hotel Units, 20 23 Hotel Units, 20 Condominium Units Condominium Units Building Height 24 feet 24 feet Front Yard 30 feet 10 feet Side Yard 24 feet (Setback=Building 10 feet Height) Rear Yard 24 feet (Setback=Building 10 feet Height) BuildingDistance 15 feet 5 feet to 10 feet Building B is proposed for a condominium conversion from the existing hotel use. The new construction of Building C triggers an additional dedication along Indian Canyon Drive of 20 feet. This will create a front yard setback that is only 10 feet between the property line and existing hotel building. Building B does not comply with front yard setback, side yard setback, rear yard setback and building distance, and therefore does not meet all of the development standards of the R-3 Zone. The applicant has applied for a variance to the setback requirements of the R-3 Zone and building distance. However, Section 9.62.020 of the Municipal Code does not provide for exceptions to the Zoning Ordinance in the case of condominium conversions. Therefore, staff cannot recommend approval of the Variance request on the project as a condominium conversion. ENVIRONMENTAL ANALYSIS AND NOTIFICATION This Planned Development District and Tentative Tract Map is categorically exempt from environmental assessment pursuant to Section 15332 of the California Environmental Quality Act (CEQA). A Public Hearing Notice was published in the Desert Sun newspaper. All property owners within 400 feet of the project site have been notified of the public hearing. As of the writing of this report, staff has received a phone call from a concerned neighbor. A Director of Planning Services City Manager ATTACHMENTS: 1. Vicinity Map 2. Draft Resolution 3. Copy of Applicant Appeal Letter i SPANISH INN, INC P.O. Sox 2804 Palm Springs, CA 92263 Date: November 24, 2004 Kathie Hail Acting City Clerk City of Palm Springs 3200 E. Tahquitz Canyon Way Palm Springs, Ca 92262 Re: Notice of Public Hearing for Spanish Inn Dear Kathie: Pursuant to our telephone conversation regarding the minor typo in the notice of public hearing for Spanish Inn, please note that we have no objection to this minor issue and would like to hold the public hearing on the scheduled date of Wednesday December 1,2004 without delay. The typo in the address of Spanish Inn(650 N. Indian Canyon instead of 640 N. Indian Canyon) is so minor which does not make any confusion for the public. The name of the project " SPANISH INN" is on the top of the address and the public generally know this project by its name and not its street number. I appreciate your assistance in this matter. If you have any farther question please feel free to call me at my cell phone# (760) 799-2964. Sincerely, Nejat Kohan Spanish Inn Ij NOTICE OF EXEMPTION FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. TTM 31104 & 5.1012 TENTATIVE TRACT MAP AND PLANNED DEVELOPMENT DISTRICT 300 SPANISH INN 640 NORTH INDIAN CANYON NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of December 1, 2004. The City Council meeting begins at 7:00 p.m. in the Council Chamber at City Hall, 3200 E. Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an appeal of the Planning Commission decision on October 27, 2004 to deny without prejudice the application by Nejat Kohan for a Tentative Tract Map and Planned Development District to renovate the hotel, convert hotel to condominiums and construct a new condominium building, located at 640 North Indian Canyon, R-3 Zone, Section 11. This project is categorically exempt from environmental review pursuant to Section 15332 (In-Fill Development) of the California Environmental Quality Act (CEQA), whereas the proposed new construction meets the conditions outlined for In-Fill Development. If any individual or group challenges the action in court, issues raised may be limited to only those issues raised at the public hearing described in this notice or in written correspondence at, or prior to, the City Council hearing. An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding this case may be directed to Matthew Feske, Associate Planner at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. Kathie Hart, CMC Acting City Clerk ��. p ALAl SA Department of Planning and Zoning V y Vicinity Map VIA ALTAM IRA Ct z 0 Site X - I z � C) z " GRANVIA VALMONTE CITY OF PALM SPRINGS CASE NO.: TTM 31104 / 5.1012 PD300 DESCRIPTION: Application by Nejat Kohan to renovate the hotel, convert hotel to condominiums APPLICANT: Nejat Kohan and construct new condominium building. Located at 650 North Indian Canyon, R-3 Zone, Section 11. J I, i r Iitanni West Project Development and Architectural 5tuJios 29-36o5outk Laguna Drivc Cathedral City, California 92234 s 5tudio phone 760-322-6477 rax76o-322-6477 Cell 760-902-24�2 5Lipgoodell9britanrlywest.com November 8, 2004 Matthew Feske Associate Planner Department of Planning and Zoning 3200 E Tahquitz Canyon Way Palm Springs, California 92263-2743 760- 323-8245 and fax 760 322-8360 matthewf(o)ci.palm-springs.ca.us Re: Spanish Inn Zoning — Appeal to City Council the Decision of the Planning Commission Hi Matt, Please allow this Applicant for Spanish Inn to appeal the decision of the Planning Commission and maintain the submission for the Condominium Conversion from Hotel to Condominiums within Complex B and the three setback issues that require variances. Please accept these new labels and funds and schedule our hearing date as soon as possible. Policy Determination We ask that the City Council provide a policy determination regarding our request for the above-mentioned conversion. We ask that the Council allow the conversion of Complex B even though 100% of the setback issues are not in compliance as required. We feel that the City Council is better equipped to deal with the business side of our request and desire, as we do, that the Spanish Inn explores every possible opportunity to succeed. We feel that maintaining Complex B with its large square footages and full kitchens that the market is not strong enough to support their existing uses as a "boutique" hotel. The benefit to the City is that these units will be managed and operated as part of the hotel, thus providing the desired effect of a Transient Tax or Bed Tax that is soon to be increased to 12% with a couple years. We expect that many of the buyers of these 12 units are likely to be seasonal occupants and that they are likely to desire a return on their purchase through hotel activities. The benefit to the developer is that by selling c` r- 1li0Lr -� 7[104 Spanish Inn Appeal Letter these 12 units as Condominiums now; he will be able to reduce his debt, or recover costs incurred by massive renovation, that is now under way. The developer's loan is in place, however, without a determination, the lender will not release any more construction funds to continue the costs of renovation. The reason that the project is not under active renovation is not the choice of developer, it is by economic restrictions directed the lender. The lender does not want to "piecemeal" the project" because if the conversion is turned down there is no certainty for a payback and for the project to service the resulting debt as a hotel. Hotels are risky. The Council should allow this property Owner to take every effort possible for the success of the Spanish Inn, not only as a business, but also as a viable historic member of the community. Neighboring Properties enjoy setbacks as we are asking for As you travel along Indian Canyon Drive, the front line of all the buildings from the Desert Shadows to Heaven Stone are of similar setback distance from the resulting street curb as would be the Spanish Inn. There would be approximately 15 feet of landscaping after the construction of 12 feet for street widening. In our situation, the old fence would move nearer the palm trees and still maintain it historic qualities. In addition, it is our understanding that the Desert Shadows is a project that converted hotel units to condominium units. The property owners along the two side yards for Complex A and B do not object these side yards not being 24 feet in response to the two story heights of these structures. Please keep in mind; these structures are very old and constructed prior to its neighbors. Sincerely, Skip Goodell Cc: Nejat Kohan —Spanish Inn R E C F I V E U 2 ; ial aC,ria"h :ar,rsue>>4"=t .s; CITY OF PAlM. 5-'PR.MG5 RECK, rr/; COUNTER 01000GE4579 PAYOR: SPANISH PO4 TODAY'8 DATE: 11%08/01 REGISTER DATE- 11i08:09 TIME: 16:K.371 I DESCRIPTION AtIOLINT APPEAL RPAN116H INN $J78.IICt ^ 4 TOTAL D ---------------- I 'CHECK PAID; $578.00 CHECK NO: 1094 TENDERED. $57,8.CO CHANOE: O" I O�pALMSA� N City of Palm Springs u * * Office of the City Cleric * 3 0RPOR A4E01 32001;. Tahquitz Canyon Way • Palm Springs, California 92262 ,q �P 4IFOR Tel-(760)323-8204 • Pax: (760) 322-8332 • Web:www.cr palm-springs ca us N AFFIDAVIT OF MAILING NOTICES I, the undersigned Acting City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing regarding Case No. TTM 31104 & 5.1012, Tentative Tract Map and Planned Development District, to renovate the hotel, convert hotel to condominiums and construct a new condominium building, located at 650 North Indian Canyon,Zone R-3, Section 11, was mailed to each and every person set forth on the attached list on the 18th day of November,2004. A copy of said letter and attachment is attached hereto. Said mailing was completed by placing a copy of said Notice in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (45 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 18th day of November, 2004. �L�4 KATHIE HART, CMC Acting City Clerk Post Office Box 2743 9 Palm Springs, California 92263-2743 Smooth Feed SheetsTM -,`ki 3 /10 4- 7,3 q- Use template for 51600 505 286 001 1 505 286 002 1 505 286 003 San Macedonio Co San Macedonio Co San Macedonio Co 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 Redondo Beach, CA 90277 Redondo Beach, CA 90277 Redondo Beach, CA 90277 505 286 004 505 286 009 505 286 010 San Macedonno Co San Macedonio Cc San Macedonio Co 1874 S Pack Coast Hwy#201 1874 S Pacific Coast Hwy#201 1874 S Pacific Coast Hwy#201 Redondo Beach,CA 90277 Redondo Beach, CA 90277 Redondo Beach, CA 90277 505 303 002 505 303 005 505 303 006 George&Wai Kwan Lew Rosenau Investments Inc Rosenau Hnvestments Inc 700 N Palm Canyon Dr 3403 Bechelli Ln#C 3403 Bechelli Ln#C Palm Springs, CA 92262 Redding, CA 96002 Redding, CA 96002 505 303 007 505 303 012 505 303 018 Rosenau Investments Inc Gntell Salvatore Bianco&Mark Liddy 3404 Bechelli Ln#C 45 Kavenish Dr 190 S Palm Canyon Dr Redding, CA 96002 Rancho Mirage, CA 92270 Palm Springs,CA 92262 505 325 003 507 161 005 507 181 001 City Of Palm Springs Pamela Gughotia Felipe Castaneda PO Box 2743 23 Saunders Ln 784 N Indian Canyon Dr Palm Springs, CA 92263 Ridgefield,CT 06877 Palm Springs,CA 92262 507 181 002 507 181 004 507 181 005 Jack Cretney&Joseph Corbet James Claussen Jeffrey Keane&Barbara Keane 2537 N Whitewater Club Dr#C 333 Tamarisk Rd 367 Tamarisk Rd Palm Springs, CA 92262 Palm Springs, CA.92262 Palm Springs,CA 92262 507 181 006 507 181 007 507 181 008 Ruth Pacnllas Bennett Puterbaugh Chester Watson 8126 Enrannada Ave PO Box 2511 292 E Via Altamira Whittier, CA 90605 Palm Springs, CA 92263 Palm Springs,CA 92262 507 181 010 507 181 011 507 183 003 Movie Colony IIotel Llc Gordon&Laura Zlot Hormoz Rainy&Nei at Kohan 625 2nd St#201 2828 Canyonside Dr 18210 Sherman Way#205 Petaluma, CA 94952 Santa Rosa, CA 95404 Reseda, CA 91335 507 183 004 1 507 183 005 507 184 001 Randall Erickson Palm Springs Club Inc David Milot&Graham L Young 2292 N Vista Grande Ave PO Box 1034 327 E Via Altamira Palm Springs, CA 92262 Palm Springs, CA 92263 Palm Springs, CA 92262 1 507 184 002 507 184 003 507 184 010 j Thomas Mulvey&Rosanne Christensen Ronald&Susan Gillett Charles &Suzanne Lang III 349 E Via Altamira 3009 The Strand 388 E Valmonte Norte Patin Springs, CA 92262 Hermosa Beach, CA 90254 Palm Springs, CA 92262 15 AVERYO Address Labels Laser 5960TM Smooth Feed SheetsTM i'?r1 3 1t v c�_ ��, 17 a SL Use template for 51600 507 I84 011 507 184 013 507 186 001 Stanley&Hemmie Rosin Arthur Metmllan&Catherine Mctrnllan Charles &Dorothy Thatcher 603 Ocean Ave#1E 330 E Valmonte Norte Thatcher Aka Santa Monica, CA 90402 Palm Springs, CA 92262 PO Box 578 La Jolla,CA 92038 S07 186 002 507 186 003 507 191 001 Earl Davis &Richard Greer Ketmeth&Mary Lou Peenslra McCarthy 359 E Valmonte Norte 385 E Valmonte Norte 330 E Valmonte Sur Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 507 191 002 507 191 003 507 193 001 Susan Loversky&Joy Barba Joseph&Kendra Sbelle Vera Gajitch 354 E Vahnotrte Sur 384 E Valmonte Stir 333 E Valmonte Sur Palm Springs, CA 92262 Palm Springs, CA 92262 Palm Springs, CA 92262 I 507 193 002 507 193011 507 195 018 Mitzi Lowe William&Elizabeth Wickham Cluff Donald W&Sheila T 355 E Valmonte Sur 330 E Via Colusa Cluff Palm Springs, CA 92262 Palm Springs, CA 92262 122 E Ojai Ave Ojai, CA 93023 507 540 007 507 540 008 Heavenstone Collections The Heavenstone Collections The 707 E Tahquitz Canyon Way#23 707 E Tahquitz Canyon Way#23 Palm Springs, CA 92262 Palm Springs, CA 92262 Britanny West Attn: Skip Goodell 29-360 South Laguna Drive Cathedral City, CA 92234 I N AVERY@ Address Labels 1 -car SQ60'" 507181 006 Ruth Pacillas 8126 Einamada Ave IV DI Whittier, CA 90605 � -� J- E y ^u, C 6s a __ yam !—.ei rirf d ✓� C ^ n n e �imcu Va Lne 4 iuy uleric ��J� P O. Box 2743 `+<rvo8�'�c Palau Springs,CnGfomia 92263-2743 507 181 001 Felipe Castaneda '0 s� /f 784 N Indian Canyon Dr N- PalmSprings, CA 92262 �'�; ;; „] �• a RETURN TO Ta'�JeP'.v.-m_•c.;J•.=—s—.r=Ty'...--�(� ' E (.:.1..Qa�.rv' UNDEUVERAQLE j ..... ........... ... . .. — iov 29 04 11 :00a Graham Young, RE/MAX East +1 (425) 468-1350 p. l wrr `� November 29,2004 a Kathie Hart Acting City Clerk 'City Council Palm Springs, CA. RE: 650 N. Indian Canyon Proposed Redevelopment Dear Members of the Council, We own two properties in The Movie Colony;327 Via Altandra and 375 Via Colusa. The proposed redevelopment of the Spanish Inn is extremely detrimental to us and to this historic neighborhood. The original structure is &marginal building-and is not condusive to being converted to condominiums. The lack of double wall construction,insulation, and the floor plan would lead to cheap quality units that would be hard to live in and resell. The proposed newbuilding would swallow up most of the land left forgardens and pool, and being such a tall structure,would block the mountain views of owners on Via Altamira and Via Chica. The parking and ingresslegress would also have a negative effect on the Movie Colony. Even if one of the proposed road closures was passed, the amount of cars associated with,small condominiums with no parking garage,would swamp the neighborhood. The lower volume of vehicles associated with a hotel, where a family might travel together in one car is obviously less stressful than continuous occupancy. The wonderful=novation of "Colony I ahns"is what the neighborhood needs, not a mismash of old hotel rooms strung together as a condo unit,and new units with no facilities looking over an historic district. Page I of 2 OF - Nov 29 04 11: 00a Graham Young, RE/NRX East +1 (425) 468-1350 p. 2 Page 2 of 2 RE: 650 N. Indian Canyon , Proposed Redevelopement The abandonment of the property for years and the resulting eyesore which has been hurting resale values,should not be rewarded by allowing an advantageous zoning change. The obvious use for the property would be to raze the present structure for a new townhouse project to be built, such as the Heavenstone collection on Colusa, or a smaller version of the Biltmore project in south Palm Springs. Thanking you for your attention to this matter, and(hopefully) for upholding your denial of the request for use change. Yours Sincerely, O Graham Young X (206) 854-8880 11 ;��< David!dt (206) 854-8000 PROOF OF PUBLICATION This is space for County Clerks Filing Stamp (2015.5.C.C.P) STATE OF CALIFORNIA County of Riverside - - - - - Na.0410 NOTICE OF EXEMPTION FROM CALIFORNIA ENVIRONMENTAL-QUALITY --- ACT NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS I am a citizen of the United States and a resident of CASE NO, TTM 31104 & 5.1012 i the County aforesaid;I am over the age of eighteen TENTATIVE TRACT MAP AND years,and not a party to or interested in the PLANNED DEVELOPMENT DISTRICT 300 above-entitled matter.I am the principal clerk of a SPANISH INN printer of the,DESERT SUN PUBLISHING 640 NORTH INDIAN CANYON COMPANY a newspaper of general circulation, NOTICE IS HEREBY GIVEN that the City COuncll printed and published in the city of Palm Springs, of the City of Palm Springs,California, will hold a Count of Riverside,and which newspaper has been Mile heating at Its meeting of December 1, Y2004. The City Council mestmg begins at 7:00 adjudged a newspaper of general circulation by the p m. in the Council Chamber at Clty Hall,3200 E. Tahquitz Canyon Way, Palm Springs. Superior Court of the County of Riverside,State of ' The purpose of this hearing Is to consider an ap- California under the date of March 24,1988.Case psal of the Plane Commission decision on Oc- G Number 19123G'that the notice,of which the to[ca 27, 2004 to tleny nfor Tentative the ap- GA Ibex 2n b) Nejat Kahan fora Tentative Tract r �' annexed is a printed copy(set in type not smaller Nap and Plannd Development District to rero- 1� ,ate the hotel, convert hotel to condominiums �3 than Ron panel,has been published in each regular locat- ed construct50 North diannCa condominium R63i Zone,I Sec- .k' and entire issue of said newspaper and not in any firm 11. supplement thereof on the following dates,to wit: November 27"' ---------- -' "I» _ i -'------ All in the year 2004 I certify of declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs,California this----13n'----day of------December----------,2004 This project is categorically�E t p � 32 exempt from environmennl �l mental review pursuant to Section 53 (In-Fill Quality manicC)) of the Californiaereas.the Environmental ew ----------------------------- construction Act (meets ithehconditions outlinedproposed for In- _________________________________ I Fill Development.Signature If any Individual or group challenges the action In court, Issues raised may be limited to only those Issues raised at the public hearing described in this notice or In written correspondence at,or i or to, the City Council hearing. M opportunity will be given at said hearing for all interested persons to be heard.Questions regard- Aasooilate case Pla Planner at(77 be 0)directed23i8245 Whew Feske, SI necesita ayuda can esta carte, porfavor flame a la Ciudad,de Palm Springs yy puede hablar can Nadine Fieger telefono 17 0) 323-8245. PUB: November 27, 2004 Kathie Hart, PROOF OF PUBLICATION This is space foi County Clerks Filing Stamp (2015.5.C.C.P) STATE OF CALIFORNIA County of Riverside No.0345 NOTICE OF EXEMPTION FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT NOTICE OF PUBLIC HFAPINr CRY COUNCIL CITY OF PALM SPRINGS CASE NO TTM 31104 E 5 1012 I am a citizen of the United States and a resident of TENTATIVE TRACT MAP AND the County aforesaid;I am over the age of eighteen PLANNED DEVELOPMENT DISTRICT 300 years,and not a party to or interested in the SPANISH INN above-entitled matter.I am the principal clerk of a 650 NORTH INDIAN CANYON printer of the,DESERT SUN PUBLISHING NOTICE IS HEREBY GIVEN that the City Council COMPANY a newspaper of general circulation, of the City of Palm Springs, California,will hold a g pubhc hearing at its meatmg of December I. printed and published in the city of Palm Springs, 2004 The City Council meeting,begins at 7.00 pm. in the Council Chamber at City Hall, 3200 E County of Riverside,and which newspaper has been Tahguae Canyon way, Palm Springs adjudged a newspaper of general circulation by the The purpu side se of this healing is to conr an ap- Superior Court of the County of Riverside,State of peal of the Planning Commission decision on Oc- [obar 27, 200u to deny without prejudice the ap- 1 California under the date of March 24,1988.Case p�lcut'.' by pact Konen for a I entanve Tract n c; Map and Planned Development Distnct is ieno- - Number 191236;that the notice,of which the vote the hotel, convert hotel to condomlmums annexed is a printed copy set in and construct a new condominium building,locat- ed at 650 North Indian Canyon, R-3 Gone, Sac- ✓:r than non pariel,has been published in each regular lion 11. and entire issue of said newspaper and not in any a,,,,,, ,z supplement thereof on the following dates,to wit: ` November 20" —--- -------------------------------------- - — I All in the year 2004 T -I I certify(or declare)under penalty of perjury that the foregoing is true and correct. I Dated at Palm Springs,Californi a this----7 -- day This project is categorically Exempt from eav'ran- of------December---------,2004 mantel previ w pursEQAuant to Section prop 1532 (hr-Ftll Devela ment of the Calim nla ❑rvirona l If any Individual or group challenges the act new c nstr Act eels e andi theo-ea Quality Act meets the eiessl the outlined for h" FIII Development. on in Signature ooue 'slues raised may be heated'o ca those issues raised at the public sponde cle at,heel i- or t'.ilea it In written correspondence at,or pri- or Io, the City,Council hear'nc)_ -_ An opportunity will be given at said heeling tai all interested persons to be heard Questions regard- Ing this case may be directed to Matthew Fa3ke, Associate Planner at (760) 323-8245 Si necesita ayucla can Oslo cults,pol revor llama a a Ciudad de Palm Spumes y crude hablar con Nadine F'eger telefano (750) 323-8245. Kathla Han, CIVIC Acting City 'Tune RESOLUTION NO. OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA TO UPHOLD THE PLANNING COMMISSIONS DECISION ON OCTOVER 27, 2004 TO DENY CASE 5.1012 PD-300 AND TENTATIVE TRACT MAP 31104 TO RENOVATE THE HOTEL, CONVERT HOTEL TO CONDOMINIUM AND CONSTRUCT A NEW CONDOMINIUM BUILDING, LOCATED AT 650 NORTH INDIAN CANYON DRIVE, ZONE R-3, SECTION 11, APN 507183006. WHEREAS, Nejat Kohan ("Applicant") has filed an application with the City pursuant to Section 94.03.00 of the Zoning Ordinance for a Planned Development District and Section 9.63 of the Municipal Code for a Tentative Tract Map located at 650 North Indian Canyon Drive, Zone R-3, Section 11; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider the application for Case 5.1012 PD-300 and Tentative tract Map 31104 was given in accordance with applicable law; and WHEREAS, on October 27, 2004, a public hearing on the application for Case 5.1012 PD-300 and Tentative Tract Map 31104 was held by the Planning Commission in accordance with applicable law; and WHEREAS, at the conclusion of the public hearing for Case 5.1012 PD-300 and tentative Tract Map 31104, the Planning Commission on October 27, 2004 voted 6-0 to deny without prejudice the application for Case 5.1012 PD-300 and Tentative Tract Map 31104; and WHEREAS, on November 8, 2004, the applicant filed an appeal of the Planning Commission decision in accordance with applicable law; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider the application for Case 5.1012 PD-300 and Tentative tract Map 31104 was given in accordance with applicable law; and WHEREAS, on December 1, 2004, a public hearing on the application for Case 5.1012 PD-300 and Tentative Tract Map 31104 was held by the City Council in accordance with applicable law; and WHEREAS, the proposed Case 5.1012 PD-300 and Tentative Tract Map 31104 are categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15332 (In-Fill Development); and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. ;i THE CITY COUNCIL HEREBY FINDS AS FOLLOWS: Section 1: The City Council finds that this Conditional Use Permit is categorically exempt from environmental assessment per Section 15332 of the California Environmental Quality Act (CEQA) in that Section 15332 states that in-fill development of five acres or less is exempt from CEQA. Section 2: Pursuant to Section 9.62.020 of the Municipal Code (Condominium conversion) outlines the requirements for condominium conversions. a. A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act. (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145 § 1, 1981: Ord. 1125 § 2 (part), 1981) The proposed project does not comply with the development standards of the R-3 Zone, therefore the conversion to condominiums does not meet the requirements as outlined in Section 9.62.020 of the Municipal Code for condominium conversion. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City Council hereby deny without prejudice of Case 5.1012 PD-300 and TTM 31104. ADOPTED this the 1st day of December 2004. AYES: NOES: ABSENT: ABSTAIN: ATTEST: CITY OF PALM SPRINGS, CALIFORNIA City Clerk City Manager Reviewed and Approved as to Form: ,.r% :dL ' •a�uwu.. .� r. irr 4 � �. , At ob $10 b 4 + , r p q +u: 4' fS�WR' t .,' Y \4 � A f •i tMl• 1 �. ' y,�'1, lro Mt lit _�'' '}fin.• .;_^.. , .•.,1� ! � ' � •►/,.� .Jf- � 4^•'_' I h il. r u �, ✓ y . •a• g i 1 a r r �q. ^»+t•AyF"t Y \,+,'r +` r�:4y +q '•� je i ♦ ( 1. y� �r!'r�:r X►�irl�y 5:�+..:.<�t -tea .» rr �" {. .,, +'.i. •`1" R:fK'j;�\ %.""R+t\'yyi,�..'4}' 1' i'c^' f �rr,ri ,t`. :: '��+\. vs(¢`>:��rrl �y\u.,..`n-r'.,,r •:_, ���''��` _=, .•nKy .,, r; r,t6,,:}:�/��.'�CrG`�,r•.Y'• �v�t ""Ik�r'r.�. .11.. ��.' 't: i '•f' - " :�..�C.� n .\'q�'�1T�'A\.•�v l� rtsaa- ♦`-`r`\�-Iwo♦�., \ ^ _ t t\^\ '4•!. �`' :1 :^lam :• Ilk r �..�., 1. .♦ M. its , ��r. ♦ � I !. � . .♦1� ' ` .;^1�,na•K`�_ti �. ne+F..trrn .mAnew,.�,«,....,..,. V0; ,♦n-,�.� '�,, ih� rtM•'^,br txr.�'-mr�!r•-a r...r • � - •� t � ! . .vv . 4f�All��t�.��_ � �.�*r»•tw,q.faM�,�. .., {Q\4 ,w A� 1� � ,`..w `w' . •�l>�?-.Y fit^--�.. �'c�7*r+ex'.q,..., • '�1:*` � �.�� � � ,. _ _ +Fri' T 4r +A� Y,Msn ai+e, r y �fieitv',v': r�Swat y row 41, 44 VP t I g � rd�u+ pli up w+. ��, 1"""., '�±w....,... i �'y a .x1i.wY�#wY*i„. �� ,��W.w~�wN.w, p� M... „ w:�' y:: W..... �x,. � � �.' .^? '; \\ � � / wkwwgw y..� .,� .� �-m �� � 4wAµW�WM'yW x.... V �, plw� +.N.0 3M WF �W L �'.. uuWu4NrN �•.,. 1i .vy„�ad.ii'� .r!. 'rw, W+1 Yo- x. �.. �a� i � � � l r �.w..w.wn-..x' Y e�k'. � , ��rLL'rvk.MW.MUWW'.u,. �� M�, '�,.� �� 1 �� �� ' ����,�.+.,..�. ✓ ,�, �l�y, y� y , �:.�.. . f r ,� , � , .�»�_.., , .yc � h .,x_. ..,�. � ..,�„ �. w,..... � �WM... ,.,.. . »� . _,� N .rx 4 .. .axWi.. w..... \ .. �.....«., .��R w�Mir..w�x«.w w, .x...NMx.nWW ' Fn!-� I Y aL1IM.rmU "YM�W.w. d•u.x. } n.a.x Y „"�+i'Yr::C,r:.'�.a:ca.�,.,. ., � ecp*:;�,b:".*., . .., . . a 4�*S��srrrw-•�re;;'RI�'F,;�rr yn±,�'u��x°a�-``.C,,{ MIN -0 ,lor it �4 v,9 rb WORM ' 1 �• r l . ' W a iir�** �' :�. e.•R3'N)rl]m.�.f"lsM1�"nIYP�IIItIRm*Ae9�aT�fi'^.4"T ?�ATE�Y�^• e, I y ! N r � _ i ^' i ! i r,. ,�.�,s -r . �„�,.. ,.< ��. ��, u ri ���,. �. ..�„ ,,,ba, ,,�y , ,� , � .�, ., '_ �` ,� �, „� *ww..� ,J' �, <Ji ., ,:-,. M'w1Y� Tm�n� v� +M1PN �y� �.^ri'. �� 7M�'w "�` *n?M «rypy �i` �'�f9' .m�.. A�fi .„�. �^. ^.�kr ��iu',rer MIC .x�N '� T+4. ,1 •91�Y •4`v ��. M � � � 1 � (� �� 8 �1..�..—,-.W�, � � � ; y � � � . �»} ! . § , 4� «� � ` \§ ` { . _ �� � - ¥ - � ^ - ��� � . . : � ' t \ z { /� /� � . a - $ « � � , . � - / ; | T! • . � d � � � � � ` � ` �. � � � � � ^ - 2 . � »§� , - + r . , - ! - - . . 1 � ��� � � © \ \ \�. � � � ®« - � © � . �\ ©\� : ` ��� \ � , � ?��^ 2 _ a �/�� \ * : I4}+�� ._ - x . . _ . _ : Z �� + , . : 2 y / � � ` � \\��)�\\ ! , _ . . t � : l+�� \ - . > � , i © %} 2 \ $Q . ~ • ,«� T1 � ,& z , » 2 /�5 . . . �! r � - � r ? � � } \ , v a � . . � � � »`\ \��\ 2 ? � ��ry G/ «� . >}\ 1 . z*%« ±. a z, «: . ,r � � ` \ . ƒ�\ �/� 2 \ \ . / , ^ �. - y » \x: �ga > !a�\*) � � « � n li t w n h w.H nJtn . �•�� ��eN� �M ui.. e� 401, vi .. „4 n {I Isi 5 r. ��W(!K'viVln =yyr W Y 4 t . ti � 1 1 R r r ,.. 4 ilk yN �! is q 1• 1, ;rsa a 1,, �h 4 m14 171 Ij u .�ree TV NM1 ,r n� Z i i x"s�"F'Ah7 e ix�yrgr�wsiry�y�yrw t xfi,"P�gN.mTM w +N r M' en:�..-twr ✓� ^k'$m++r w•+rr.+n., rt+.:.w,rr�rk.'�Xrr i w*mMr• • rl1 a r w.r 1 , 1 Y � A 1 . Y 1 'A' _._._. .., .'. ,:m.,... Ai.iHkNx:w.,... 10111011 WOMAN ill OWN OAWbOiklWk*W � .i'v..,x::WM$kL+cw,u.W4*LuOb Vy�'iuu(IW ' IIIflMI�F I Il�r IIII ry .).+ M1 IW YM ci �NYYfYJ� � A � • n : - NF,WudY L �Faafin.z'uwwUswYw Mu+'.mesi-lam 1 yy ,�AA�YyYWw. W YuR Y' r Y L 1 IIYdY N �r \ . i 1n ' ► x � i t M rrr rA i p ny, i ... r «rw+rW f-+nx MY c I r r rx R " t 1 • „ yx . 1 ilk 1 +. .r id . ..w•.;y! � ''fir""" { , y prime �4:•��'iLxY�� IS*�RlFynr l..n.n..i, yx6�diNATM1''�+'R.. • yy] rvYv•:y r"�YR� m, IM r,�itat jaw l4f�+A „x.,.. Vie• �!�k+�'�v`� ��"� �1, 41 1 It It 1' `i'1y ^ • +� Boom - - r E 1 eta- �' a A • t� mnn*,,� ••i' r .a v, w+n�+ tien,'R"Z^.n �T. "r•' Y' a v't yA 4 1 4 a, *1r bmMl^ YiNMy.�i..x 1 i... Y bWvi ,hY i i JSY+.WWY.n k, pp ri. r , � 1 J J 1 + T � 1 IM , I 1 iff Ms, F.♦ s t - • w. �• Y ,r 1• m ' •Y t rAr�wr- ....y,yj�., "i'A'rTF�,e.k6. ` 1p mo �1 �, ;„? , , . ,.����" N :,J�,�:er ! pT"`." '1'';n.......r`kY w�' yy �'�..Y.11R'C� T T dC. i.� yy �9 1 �` �l, i � y.� Jig \` has 1 �� n% . . -'�F' �e�wy��,'xA,�'MM� ,nv,^.�znw�lyAka ��.�. f �, AI/IAh"i 1 .e . . _._� s ,.+mnpgr . ., f ,r �, rfMP � • �. y�,. �. �.� � ® r �,., �" � �„ e 1 1 I �: � u � �'y. 1 ■ i .�v�V� � "' ...,.,mow yYuau*�— ..wn ... .� ..� d:� a>yih eu r +.« pi«.�d4�w lido-s^r�� .nri4lm:^� n i. - ,�.!� �a�i'J�w�+Mf'. M r r 'r a �', "�1 ., „....+.rw �ryw�pRrn v .,..�. w,.rvrv+rf�N �wgFGar+o-.�rn ��+ra�*.v �._...,. .. r.. M�1� -..:.�... ..p..ro.� .� . �. rxmrvenp AFIYV'ay'f�/ rv�ry.:uM. v:'"^F n^ �� ..nw... w ..,'�Y9n., +(.J. R^, ]�] �� .,. .r+ar � �+.CV. v � 9 � .. .� p / sr...w„. �.. yMy{�.%' t�»r •.rYt--n a ,g,- '�� � j ,M ��� '^.w >. � h' r... �. �,y-,�i'C ��yjj�Rr;.,�.:�n ry � ��.� ,. ..,�� ....r.r,.. :.. -e.r., y. .. m,^ . fkx i � � 1 .. .«. �," t m:.. ,. .., n .. ,6� p �' ru ��.� ��� t. ,� . .,:x,. .1�.,��r. „JI° 5 .i ti r "Y ..us��ljGgi w• i , 4 q r I Li 1 ^ II 0 1 I I 1 I 1, :Illy YS,A 1Nd rler 36*Y-rw wW ,"lby - ... Y .4 "'�e VV.wl�+l�iy:,. L�kq� 'i«w a vw�' h7�a 7N' w Hn a "fir i a 'k. vn � d",be. &�:«�wtw w�wYl«' «z•,u: .. �g'��, ,T'i"•a y" l"� s�"�5'�� .t 14 W� ,q . ?'hY,"i"t\ .+xr f ..;�:du.. ae ..:� ";iit M h �w. r:M,A �"�k e • - i�, � v. - .. �r�� � r �..a, ♦ '4�..,zy.�aMc w: �a «Y. d µ' r ynSV IFMJ:M' Ib� k d ^� �•0.+ .v H AV u�i,e .A i i ,.j„ .nl.err,✓Y . ... ..._ .:�. _ „. J'a'u n.., ..0 W�eY" .! .:+r • M r ur..Lliw=....,.•,krA ..... iu.AN'.• .o..AY,x:yCy .r.raw,:IelMn:u:4 •.w.:...rvc�liA.: ......J... w.i, bFk ...w4 rwyfM..y`Y +rtdwdaF uWtis•M6Y.rkp' <ny.fyJgry'' rYMl�i'YM1WL MY�y�wrM'+. rL� O ywrws, '�Yi11111w �*1ilA �•��•��yrwrNr�rrriri�ri�r s � rr� a ru .. r4^�r rwri �I tl it MOP, f wYYYNT w w n i g "y rk t 4 �1 h ` x„ . ry .'� �,. 1 urr.y n.,.."''y•n.�� �� a r� 4 J� ��� d �1 �4M.♦ ��� n Ad � M x;r' ,� �"�" .M -0, s^I'f1�7y ��r �� �' .! a �`♦`y Ol�'..r_ _ F .r 'MGi .wv i^yid.'rMLIA' n .• � � — Al.+yy� ,yq:`• 'w+rw.• + ,* nw.,^drxa cwI'pw ...,uyr nxl+tkw�}Qp ?MMNMa ',f+ U - .a4 ry,. . .us.•n s%kV�Y,*4I' . ' r,.1p.,4 wue.,i 5 " ,:k.py�v.�•:wXreyycy�Iv" 1�!q!%".tTM0fi�3M1MIMy��qw � y W`y +a! yy.,ap„'�sur My.,.rr1'.p.��� ` wf• � � .�'."'er��T�l/�� jib +fix q.w. yhy'1s t �e1y,tM�irMrgk" :,°� . . .� , ,..; , �,.. .� ... o .� F � .���, Er. .... r ka � .. . r7YlY .JM vq,... ,uw �, �.i. ... ��.,. - � a+« ,. ._ ._ r, i a 4 +Pit+ � ''� e N ---— .., ,:. �, �� {4 1«n ek •M � .+4� !Y N o� ��! ._o1�P+bk..�n.. , ., .. tlM.uM'..%Ye+w -k�+yM.Wu'..on..,�'-.�. I ;��'� t ? � � S� j _ M MPW in�/� WW N..... N ��i""� 54�i1 £ � Yxjf.y�[Yd W'� »e�0 1 s� x;7Y Kn All H i6: i ' w f i� f 'A7b • � �,� � Yy�, r � 'l" _ �' tT4 _ a i f M ! , I Ilk ! q � p f f �.'� • all, .1 M f � tx � u 4 •1• IY �.�.. it ti�� - 't; •r I �1 wN ww+p NW A4+'+ u `` # r y a Pip r � +3 n 4G , L F n Y & A! x� N I Fy�rvr�w��r� i`."' 4'. x do. k � .. sw.. yY,'M:iiMi i.o- ....�. .. : n..AVM. ♦M1. n .a 1 '� .,. ..w. . M... .. .. .u�aa ..xx � _ �.. i � a '..F`.+ �. i. � i .a.. .�a. . ..w.. x .an.. •w.�Yiw .. . . .... ..., 'di4r� �.A4eb4W+'� NF'�Ma+•+.. .., M. � .i...Y�i• f rr. u...�n.�.aN�i�asrFi�i.v»a..... ..c .ry�... ... ..+yf.a....,:miP y.,��i,iygpit'+tu�_,S. . . � ...p.x.�.aWy af:..yyylWYl ... � .. P..W�a a.. w.fi.y'7 Wno .. . .ar. km'-4Y. fiJG -. � s.. Wdu .x. W xwokn. ' a .. .0�. ySR:y.m.u+W4M^VH.cr�n .. � '. ,w, rF�• `�i uw .. . .. ., .•II #V �4. Wu• ._ ... uWrw���y� X �. .. 'pYWM'%SYN4I"#C'Yi-��.t:u rM'�� r. LL. ,. i �n.�n{�y '.NJ'�'W.MG+YtI..n.ti'Nqu .. .n..�.v v.. ..n ,. w�.. �.,i��l AP. ..� YY'i_t'✓«.,,n.l..i,.cµ.'�.na..w..,.. .,.s.- _. ... K.wu.WFd'R �BIIiYNt'inryFY �L I�WApY�i�'Xt�MAhwikSAin+Ni�tli+... +n..., � . .,. .� a...��,wi..Au1Ml3' �YIWLW1Mr�sYu��.*w+�a...,.,.n.ra.-.. ._.., . . . v:�.,w' �� �` i ��� 5 r ' I � . � � �+MxIWUA'd��d+w+�+ri�bi^Nvrwes'�...Y..w'�Y.'vn wwxria�ii�+d'r+k�+r.5r....�..ax:.r.,ra ' �ow'wm�nf.data:uu.up�y � �, w:.1wW.rra'okr�w...M.3w.,.,.,uwy.u.,tay ws++w�...a.w'..,r.ntw+M' �� i . . � �, :�y� _. �� :,�i�I . o .. .�:� � '�' A, .. . .. �, ' �Kk:" X '. AI\i .A 'e�. ., � p! � � kp +..� i r(� �. . �+r uFi � �„ A. �. .,.y' �VLf �4•t A�fwJ x. X�'A „TT�, �'� W:�Y ^� i � . �+ i. r s M Y E a, p r "7Ye�■� � qpr � . _"MOMMe•^'�� .ad.°,rv'�^:..q Teel f"+ ■ �Ir'. l9Y vr� r :a'., -�, �5'* rtwy.�sw1W eul'flWw.+ Va�� i, f%mA,M,� �,vNlrk }i"It.• )Y'0 V[ tl�Y m•w'ax'�n+.dx .' ..r.. �r. .rI .... ..,rn�f <�mnuuu..� q✓+•�•irM�n"FM � ' t .a , ryerv,. r rt _ c - -�i t, ..Ji r ■ ram' ar • k 4 �. WWI • � .j ._,i�YY_ : �� Y YW4W.Wr 3P 1 farA Frimoo. •.A � � - � 4. YIMk�r °4 14 +4I 41111914 Oyyys" i •, i e nx� W liiM,�i 1009 a y y����� 4•.� N+ r 1 yy'y�yy,��u Vol p°b , .y i 17 E¢+ d +Y It w a � Y �If i 1 I , .'-W ,r �M wWl�n� ' f - I'•'T.y MlYk•ii tl At f7 1 I .la r "yi' OrN r, « . I +tlf N uh,XMfF ix M 9 hhe' it �.1 I.lp i Ilk 44 Arm / 8 I r fvr 1 ' ;,�y$ 1, I .> ._..... .. . 1 k � +, ----- ol no Jryry). �I, u rUrro � r we All. �. v��m 1 x ,n•�n - /,• i � \` tie ' '� I / tt11 r n, ,Aa ciYKMh�WN'WW�Ytlr' r WaNa(r.'.u".�.r a4ib�« a ♦a.[v.�r �i n e . .�r...� ...rua.-. r MyYY�y/Yytx i W� yuarX�V ^nA n n ` uuQ7lyn tl`�j + pi r III vV I ern 5 M' +x1m- -- 1 F'.n tib ..,, 1:9 a.. �yy;y.v,i'lliM, e•krX 4r.�o. ,ir a iIy.-3 �Flar M. y' 1 7 A : 1' - Yy x � t ' 4 ;i»1v1�A\11'1 I _ T � r s r• - 1 � 1 46 �Y A ip.. Y y M1 rn hl - -,.wllRpa{' �11 b'. eu✓',e.r�' trR i�. ,do? 4 1 I d; • �^ Ifla�Rr w ale `w��:°7k��., h. � •wr�.+,r�+� � �� j �. I r 1 "h�+ + IuMiIdW I e 1 4 a �:. 1ro,M 5 � d w . A I. 5 e "M^ I r:.r 46, „s ar ri r :.,.. r *.wM¢#nl'q$ '71#' M+ N`.rn'rr•"*"t M' r..,. bMr'm' .1 low M ® t*-F- googoo n-TMN� R' .'*Frny+w.ulw�wMM+lf`�511skMM� r,-xrr, ' bm mu"+M"Rrvl ?Mf i -tjg4@ � , m. -.•fi....a,, - r ...aorJ�� wsNOWNwl� .., f'in�1M' ,.... .. _. .,art'. " ., •nf. ff. ,i.,�. fi:c4. ... .yy.�+W'I I•M11�1N y.M..�..M4�Nrry 77 . ,reri' ''yry a .Irrs 1 Px x y ' ^�^�,� i y '�511�'�IM�H•yK� �„ jf q+�m. ak 4 +r a,. �G 1+,,emS4 r Y,e .•�P'. Ott^ � Mu ,n I �q my eve ,i.wM u'h 4{ v: 071, \' 11 41 I IT i'� ;;F �•'�i, 14 .. ' VIM a $ M n,;:p701 Mrv� a �I p f •P a wu i "*S;«: 1 _ Is L� " t � 4 �E X s � a r J .w w . • yt r,...rv.n: c....FJ . u.w. mww. /Aet'ffit aiTrtillYJ"����Y I ° x dk .1A ,a i � SMW:M.. .n..xtw+..�..I.w "b�MvAw•-4i�nu d..wh w.> �� �tL ._wiY n +MIPWYYw.w4WIfG.+.kti. „ .. {S' :.Luil�..11tl1$YEALk lli�pu�uylWYYirNw. xvj ... _�.wiWYu 4c ., .wafAwfc. I�MU1�iC.-.oE Y�Jt. IwYY{IAAi.'r. MIIIiY 4, ; 44 - . - - . : ■ > .} - . Z . � ■% � � t ' ` � i\ ^ - 4 - � - - - : l1 �� - ƒ n r� 1„�f 1. r«J 4 1 _--SAN[ i , T' •e,a.;A X.. My,t* a �RWIkk.W4rn � ..� lw.,aMiYr�kaag4MMYV,..4�h.'i�+.A+++ -'d'wY�lq["YW. . A b� '✓ - ,-.ram•"', �..> . -r.�.'M,�o- .,. � - ,dye° :/�„' �., .,ti ., , r. +N• e%ur rr , I � .a,.� . m-, , ,..o, r e�, a� � n +w rh�. ��v �� X.W (M'Wwr . r „wrp�nd., p ' ! � r ._ �++w�.`' ,t,;t., k' cA,filYu., � � ,fit.�a ..., /iMwY^�w�L s,yGrn Pw�Wo-:..'avY'.�rMYi ..d .:%re. . . �..mi.,. . .n., �uA N:.x s,r...u.. r.� .+M i., r'Y�,.r. �.�W:W�ry .I n ���1�1� QYIY..• AyG,np• c.'6IY:tJ.� .. .,r y:rs;�16YIflMfll �t t. -A r `1` o .✓ .'_ .. \\ Fug} �Y, J� Y , , M ,y� to WWrb: ^ .. � � .. �a, � IAA ,n.:ti..A ✓y ��.r �SF� ,... � tiW a..a �, . ,w.e�:l.wilYfY�� u:v� � WWYYM4N+.:tAYi ..U✓ .�i�R� yiygµ'f�ti{y�1.a{".Y ^��rv�:3.,4n/ '+.nu�kwwtt+ :w+.id4n:..,..w, .¢�' °.AR..,,Wr -•�—... .,-^='S:1:ir,e.+aY..c �"��'ni:r�r.� .r .yYaw+xJwYri3�nn4 _:umuYin.�ataW'..� ' �a,a,.'atr.-... ,:�yyi ka.,n41 �l.kw»:rNL:ri+F+iNYi�tiad4y:wxyfi.an .�,." .. +.�,., aw.Na..,,x .,� w �. A s.wn+�w.ms�u..�aerw.d� �y::n�iy, Y.._ � Wsb YJ � I.ryYq.Y� MY i+IM.'F XI�?E4rF 4. ' PMIVYr .N .nt k�la- a.��y/�° �1 L(br �dSTy'iiJ.�Y A .YY ��RJvtr f YW'Y �r. A':JLT yl�Yf,w S �' T: 'sMNW4iN�lf+illibNYf N df+�iA��Y�Y1�+yM� ..F t.. .�+a�.+,.=w W.adn+�Yiil}M... ,adaN:Cl R` �' .t� w.. . .+.P.wn�nrmM.nru,Tfw�ieu:ri�f�y5Yy�.gyW:{pwa�ge,�.Xµ, n:.. .,*h'.•.. ..0 bYu.m.NJ�Wb'�M1LM:Kw.i-�'^M1I�IiN �� .. MM1Ju k. ':..�^w»i uw.w?`-:AryYYcm4lyryWf4ro�=�n Yt,WM"I .... . .. ^«..,v ...:roe%F^tk„'nW'.a1i1Y14'auMbFt..u.Nl'A'.u.My` .. .s �• � r a. ✓Ah`w.k�A"�44YJYev-0+ei.s:M'Hn' �:. ., � .. .. ... ..+r.t.:µ'�.�-,...M�ti*ti�.,x-ss�SJ,-WnT..�wo-A. . . ., 4Vu ,:. ..�'� .:. .. d,..�,h4i r i .. W J� .. � �., �, ar` ..�. ... # �N, . :y _ _ _. H, 1 �. . ' N Mp a+ � V.��rM' � �M1 � C4 ��Ay )� Y�'ry v � rM lYNµT v y !.rya 1. �n.`{�' .Y Yq �, .. .qr -b .� ,�.. .,; �,.M ..., e+ , , , ., �..,. �r�"M„ >, �i .,� r, ��, �. � ,.' . T"`Mp!' � " .+1 "'�WRvy '�X, �- .a�..C11 �� �' .„yi1 "'iK'. '� _ ` I •� �� ��a. N t �--�, _, � � ,��,,. ; �".. �, : a i, ;..� A rk^y�Y..t"`S 5' T �'.i. 1 1 ..f1�AMe wMrn, ,may a A Yet. � 1 . poor'A 44 wryn. µ en �." vAik irn✓ ,:•R`.^i' a �,�yr� y.WaiJ"•r•�i^Y'+ , ;x 1 �ti SS u ] 1 i• kry �.' I ' l y � ... -N r ,� _ ��� . ` `` ^arn+ • ., ,. w' �i111) dl 'mow �. ,,,y. . -�:a � .„,. hM � ...,�'e: 11. .�.�_ ill 11F��. ,,pp� •+1 ar '3 ,,.w ., ,.« .„N„ ram. � ,.� ,� , �,• �ar��m� x. „� .Y+� i� e . vr� ,� �.*n: � � r by.�� ^^� �,[1e�' � i. � »f "�tiba 'w'r' r.e�. y F rw wi% M`,!R � � W/� i ��x. ��� } �� t �wiR F. YbN ^"y� _ '�' { x ..4m � ... ryM�hy ..� �.tl40 `� f'" n w - Vo .,• .. �� W pmm 1 � � �y Mlgli� +� '. + �. h "( b � y � � fryu M �,�I��ry�� ., NM !�!� Y�uX awr � �, � i�Nt` n .T�'g.' � 2 : , 4 t!}:i4 . . !# _ . . � ` ` K�&& ■ ! . • nr ,xv -turfy i.ry Via• vow t '*r�,q�rtnren �-• to -<+' ..,, airy' �y f •..,. ,, n,.. .., ; AIN, 4 qw ram•, � �. •,,,,�,..,�•• ., 9 At ��,�i•a.1 .sr,• • +n d!!rA4P 'r n, .. r 1 N y �rll— T'✓� � i�y' — M1 -M w �fit : /�t<���\ �\. . ©\® � »} , . � \\ ^ \ + � « . \ ��° i < \ > _ _ � � � : —� ` �� ! < * l ,,f !/: / � : � � ; ��� ^ + � � � ` ` � ` ƒ � »Z«{« � +2ll , z , } } ! ! : ` - \��_/f. � / } � � � � � � - ' ` j ` ! } � \ � } ! : � ! � � ��/�}��}�\\\ }\ � _ . . - . , - . � } } } / � � ` 2I�\\�© \ ? - - r,{2a © � © : ¥� //�� � ��- � � ��+-zir � - « \ . -. ! - . � ? . ff. �! ` ° ^ \ \ » tt � , _ . . . � ¥¥ ����{f{} � l � �f�� / x¥t �$7��f!- � i� � � ,7 . < : ! ` ! < �� } \ _ . c ��{ � l - . a MEET VOW VAW gA /Y 'NM'rd,�M w r wurv+er ? A cif ' ��.. ` �, � i�.r_-a—:• —r=-- .i' i•� '_�ti-;�'s�n_.,,a�:. ._,i:`t�cv#L �:."'s ,•�.:+'►• _ t."� i r /v Al . i 14 woo- � :w.w . .m t r : r, ,^/'MMy�IY,r,.y�A�rnM�gYMMypaFe rt \I t' t :�w r j t I # ey c .� r � � _�, I D �.y v�Z � �� M .aN .�^ � ��... 1 ., i .�, r t ' I' 'i ,. ,,� �� `.' �� � .'y �, rJ fir, .� � � ^, �: .. .� ,, �* �, �. , _ � � .�.. ,� ,* c, r �' ">., ;, � � 4 13 a,.5 � �� �� � .,, f. 5.w tr q♦ 1 f , JU Y� . � l t, 11� � � �,. ,,. '� "� I, , _ . :'���a�_ ,�,��j� + I s L t r - i{- y, ..�4i . L rt5+✓�t f � 'a L � 4 �� v� AtY' i1I h bj(r�y.A9R�iKYNrNdG'f4.rnx�.5 �4'F I rf' � �r1 •"•'�`�' � � '.'iHVYi"N.n+N a,M ✓„M..... FGIT�yp�,, .,iy,..y,���. �/ 111P`,', ',,'F'����'Yyyn,;�!! ', II,S���• ' 'T ..,IJ,�Y �u `.� k. ly..v4 �1, �11 wE�i tN I.nnM ~� .� 1 •.0 .. ...l.w'. �{ li r , ! �y 1' J a I II l •�1. I ..}5 e. 1� ;� ` :; - waA�wcawYwMilYW1WYYlI rW�Y 11'Y �� - J'�tilYilYY ii . .., ,fit .,µ„.. i ., _..�..+•n+11. � � .ta�w« �s MWM wec�, •*`0. ' ' •'rNIMMi. +RMrw�ri Jw'tigF� i ■ ' Y 1 hl 1 •tl 1p 1 R +11�4h ,YrF rl � i1 MY 1 g �N ail+ ", •• _`:�,�yR, I�I�e,•%ylwr�iYµ �1r�,i�nxru � ,M ll WWI ,. intpnw.w✓s. . '� .. . ...�'stsL.._e.ie,r�-. t r; r.� r � n I I M fI 1 I. •1 � .3...AM Im �� .G{yMRN��br YF UJ t M .14WW 'N _ 1 1 _ 1 J �a.j. eAam , r.rL,s1Fu � .w CIA f '/1 t 44 r. _ .. ..iy 4. � ,�.v i ,�:�Ar ai lMrMA/MW'^"• u tilFnNs RIA� �� ;� • yz rv^k'.pk�.RaT:.Mq: `yl t Y• �... .6,. .X1n..wv r.n � � •n.: n,•uNw t.�xp pi e. ' f e+� Ire i NsM' ' ✓ 01 Ij �' k h y�.11 5.1 � V ••F' •, 1 A.IUR'TMI. }� I '� � •�'1 ! I � 4 , A` > ..ids •.' ' ��; �:,xn�,.f ' � !� i';t� .'� � .ray+, ^�`''►� M ,��4 rY .,4�.� F�M"'�y�..� 1. +. *ar + A�y i• 1 �yy �c{Mkry 1• A4y � i.lk'� M1Y 4•F �kJ, � n� M 1 i 1,. �y 1*� r 1 ' I f k w S, LeLL Ifi � 1I f AiI � I ` if � . I • w 'i. J' fi r k � k a s ,r I .a MW I i ib qq ; Fri �a.� i "�^ iva►:, n,�, '+ ^�'fi�4�tl�r"�.r�. —�,�A' Win:_ �nNox"•M �� ♦Y� �Mw�1� to «•��4� =A pfi;oxyr� 'lAll ; wYfiW4 a,i��•Yh N� �4 yy L 4%1 N •j'a�n� it t �� � , fir �• .� � -, r� �� 41 ol r. M1. 1# wy is x. r KI I • kiA�r.1"n x/Ir•4lrNtii it vµxu�.yr k. I �irrq . I . l yFA�CW . :, ' - f / _ -� n,i � ' � � - �" � ! I i ��� ��v,� -—. ' ""' k - - M 1 1 IN r �. p t �. r �. NR �, : ., � �� � �, �p � � � ., _._.�. , � � r q � .. .;, ,.� ... ...mo � r \1 ..� mmmbMMn".�M>i'r'!TM��n I��M� ' _ ..e. � r yyXybl�NR�I.M�,.!A. �, rw t � x�„w� � � I � � � Iw,ax-sMV9 i�� F I I III ny'if II I t� „�. ,.M�' ...,.K_, � N . ---- a, 1 1' Mt ..y,. . wSlf .. sA A. , a� 1r•. =G efMYtM1�'.t;.�r! ��".. (;=�.:. r4 .�� L��."I rIA'.. ✓" 4+ .r'4O,w ... i '✓d' Y1 ANAY.'mr rw. .. , .. r,.,.... 1, r O'r �, II, Y4t �� ice' y� � - 417' I � 4 � x T'11•�I+ 1 it AV` 1 � 'nn,w I 1 1 . . w. �al� S Mr PI Fr. ,q!w. 1 .r w, +r .+i . 6M,r iva•w.nr r♦ri MMP. �� �.. . . , III �.r1��14L�YMi�M�M�F+l4iY'ror�a..,�.�„ 4-� i � L,�aim.• _�' r wJ I�W I�raMll l ..-..a.,..+iw. • f .yv ,,, —;f) �.�: :++r'...�„ ,�k A. . ,.a '�"�JiEWt'Si.:�r' IOW" �I'r ,:Mr�%,:;+v. �•..�r.G: .., i .' .., ,� ,.r. � i '' ,ykM�MtIWkYYs'tYfac.^.,�++='l'� , i %,1/ •�_ �� .,. .,_ � ». t i M tic ,4 w w �nw• w uw•+kx�M"�° ••� F r 1.a W R t :. .eaypx' •I 1 aVp Lam+"^ h nYrvMRH�M. • 6 NM n h EMi4 ;Y.•My4 � • � r i tly l 7 'S 4�>1 yyp k ? � 4 r t y � for a L Ir if lb f � / r i 4 il,'f�Mt•�'•� MM*nr 'I ,y• I � �Clrt ' M emn.n IV F^.YR/X'"'fit•" 1�1---31 - 1 a,»J1 YMCtPr.. 411 m>1rlww law•s��W WL,��. il�✓ak ' 6pNtL�u1Ww, Al:n. �e�Y�sw.�uY4w��wd;,. II aJW�:au. �aru+l.Pu+r aarir +� w&« •wH.w..�s...,ws.' . ♦_. ( ` r,..,�W*,yW'.+uw::.w-.r�,rv..«dsYRan.wu.a '� 4 •wXA� Dow we �I jlifY it Re�".�:' 1 n!'•bitSl I Wv eya ,,NAwJ� ' nn 416 n r aW_ It— a I .. ..._.0.. Wry...—.,:,hs»ffi'x•r_,.�ew .. _ _ Ri G.. Ni44 .��..�� '4.�'Y6`..,-.Iµ+WI'ic ��« .iWw a..,.x.•ry Q1�M4p11wAr � �m.ae9olT;^.• .y_ � 1llRrr,".aiiliyjyi� .�,rw•r; I `o ,bl Hi f� i r 1 ! 77 a . !Wp !! Yr 10, +# M } �. i M i I �XNf+ bkr9r'M,ATi � �u♦,YYA1rfif�A,�^ pyy +fir �W tl I y