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Home My WebLink About26-Planning & Building CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION From: Michael E. Hays, Director Subject: General Plan Amendment No. 96-13 - To amend the General Plan land use designation from RS, Residential Suburban, and CG-l, Commercial General, to RU-l, Residential Urban, on 14 parcels ofland located between Mt. Vernon and Eureka Avenues north of Mill Street Dept: Planning & Building Services Date: March 6, 1997 ORIGINAL MCC Date: April 7, 1997 Synopsis of Previous Council Action: N/A Recommended Motion: That the Mayor and Common Council close the public hearing and adopt the resolution which approves General Plan Amendment No. 96-13. _"DM IN. Oi'"r'l C~~, W2L~ j 1] ik4\ 97 .t'J 5 ;~l Contact person: Michael Ha.ys Phone: 384-5357 Supporting data attached: Staff Re.port and Resolution Ward: 3 FUNDING REQUIREMENTS: Amount: NI A Source: (Acet. No.) N/A ( Acet. Description) Finance: Council Notes: Previously ~/'I"f7; #3~ ~//f7.J ~/r ~/f~ #~~ Agenda Item I Previously Previously Res 97- /58' -/I ~~ M'/f/?7 CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION STAFF REPORT SUBJECT: GENERAL PLAN AMENDMENT NO. 96-13 MAYOR AND COMMON COUNCIL MEETING OF APRIL 7,1997 OWNER/APPLICANT: PETER S. SOLER P.O. BOX 4322 WEST COVINA, CA 91791 REOUEST/LOCATION The applicant is requesting a change in the general plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-I, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services included 33 other parcels in the proposal as a recommended alternative, including a multi-family residential property located in the CG-I, Commercial General, land use district. The resulting project area is located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets (Refer to Exhibit I, General Plan Land Use & Location Map). The Planning Commission modified the proposal to include only 14 parcels (Refer to Exhibit 2, General Plan Amendment Proposal With P.C. Modification). KEY POINTS * The proposed amendment would change the status of existing multi-family residential units in the direct vicinity from "legally nonconforming uses" to "permitted uses" to encourage their maintenance and rehabilitation. * The proposed amendment would not increase the density of the site. Although the RU-I district allows 8.5 units per gross acre compared to 4.5 units allowed by the existing RS district, the proposed amendment area consists of existing multi-family units already built at a higher density than the proposed RU-I designation. * The proposed amendment is internally consistent with the General Plan. Pursuant to General Plan Policy 1.12.12, it is the policy of the City of San Bernardino to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-I and RU-2)(Il.1 and 11.2)". General Plan Amendment No. 96-13 Mayor and Common Council Meeting April 7, 1997 Page 2 of 3 The Planning Commission Staff Report prepared for the February 18, 1997 Planning Commission meeting provides the detailed background and analysis of this project (Refer to Exhibit 3). COMMENTS RECEIVED No written comments have been received as of the date of this staff report. However, several residents appeared and spoke at the February 18, 1997 Planning Commission meeting. Their concerns revolved on the dilapidation of their neighborhood and the desire to maintain the existing single-family residences and prevent new multi-family development. ENVIRONMENTAL DETERMINATION This project is exempt from CEQA as a general rule [Section 15601(b)(3)]. No new development is being proposed. Staff completed an Environmental Impact Checklist and all items were marked "No". PLANNING COMMISSION RECOMMENDATION At their February 18, 1997 meeting, the Planning Commission considered comments from the public and voted to recommend the approval of General Plan Amendment No. 96-13 to the Mayor and Common Council with a change in the project area proposed by Staff. The Planning Commission amended the proposed GPA area to include only existing multi-family residences and one interior vacant parcel (Refer to Exhibit 2, General Plan Amendment Proposal Map). The vote was unanimous: 5 ayes (Gonzalez, Lockett, Quiel, Schuiling, & Trasher), 0 nayes, o abstentions, and 4 absent (Enciso, Hamilton, Stone, & Strimpel). STAFF RECOMMENDATION Staff recommends that the Mayor and Common Council: 1. Adopt the Resolution to approve General Plan Amendment No. 96-13 to change the general plan land use designation of fourteen (14) parcels of land generally located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets from RS, Residential Suburban, and CG-l, Commercial General, to RU-l, Residential Urban (APN's: 137-134-01 & 137-161-06, 21, 25, 28, 31, 32, 33, 34,43,50,51,52, & 53). General Plan Amendment No. 96-13 Mayor and Common Council Meeting April 7, 1997 Page 3 of 3 Prepared by: GUSTAVa J. RaMO, Assistant Planner for MICHAEL HAYS, Director of Planning & Building Services EXHmITS: I 2 3 4 General Plan Land Use & Location Map General Plan Amendment Proposal Map With P.C. Modification Planning Commission Staff Report (February 18, 1997) and Attachments Resolution EXIllBIT 1 GENERAL PLAN LAND USE DESIGNATION AND LOCATION MAP CASE GPA-96-13 MCC HEARING DATE 4/07/97 AGENDA ITEM # Adopted 6-2-89 TO'E", -,-, , SANTA FE RAILWAY === NORTH :J ::J ,: ~ l . '\ ~ J ~;? '\'lo '\~ ]p <<r"f G' .... ........, --- Pl.AN-8.11 PNJEtOFt (UD) EXIllBIT 2 GENERAL PLAN AMENDMENT NO. 96-13 Tax Ra'. Ateo 7/67,70/2 CG.1. RS PLANNI\IG COWAIIBION PROPOSED AMENDMENT AREA FROM AS & eG-1 TO RU-1 STREET a :.J" @ I I e BIRCH . 1 -, m ,,,, ,.. ..... i \ @... l(!) 8" l8 @ . (!) .. .. " /0 3@ CG- - ~,.,.! l' lUll .@) -@)@) .. .@). ,.. (i)1 @). '" " '" '" ~ ~~A"Y ~ 1NCl'lDEO BY STAFF I' ". -- ~-li (!) (i) (!)lll<!> (!) I I . 13 'f I I RS ~ ~(]fD r:11/!) @) , '- t @>'. 3 @) . @) . .. I/!) . .J .~. .', . . . a POI'I.AR. ' . -. -,---' STREEn DuPLEX@ 10 S~ 5,.: ,""- ..r, SF. ;$;-' i~ \~~~.I~i.~~ * ~ Mt Vh.. I ~.~,.' ..N..> '..... COM.(!)' ~,\~~l:~lVZ',f5\' SF, '''~;.;ifJ\~ r:: !z$' E' '~"::,,\.~SF~ . 's~' ~~. "(SF~ =~@<., ~'~'N$;] II'.' '... :":~S:@.,~'I" "~3J. . N ;;'{~",\-.'\.,~F:::''!\' ;1_. ~,[ * <. //z ;I '// ~.~0 ~ TAIPI.E. ,'<< ~~ ~ ,/:A W/h /; ';I :r{(~~ ~ ~ ~ ~~.~1"~:/'~ .." 9'J~~ ..'. . ~/7 ~ :~.:/ .;);/~~~~7~) .!. J?i' // '/~ '/ /Cr:r 7.7/ . J;// ,"" ':-" \ ~~.;.J:; 0 /f2~;"-AP.J~ ~ "-' Sf,,, i @~- @ ~~~~~~ :4. ,.. .~?IM. ~t\~~~~~~~~~'5!: .... @ @ .......... . ..... ~.. . '" . .' ~., ~ '" :8:.. -". J ~, ~ ~ . -.. .. '. .... . @ ~MILL , STREET: , , r . ~ CG-1 +-I ... W IRS "."-AlNU"" ,'.d. ut NIIlIIII.,. ...11 III elf.,.. Assessor'. Map Book 137 _ 16 San 8.manfIno eocmtr' .37-1 :5 '.,L \ .,.,'. "'. ". ., , fffl' "=:J:~ II:... SUMMARY EXlDBIT 3 CITY OF SAN BERNARDINO PLANNING DMSION CASE: General Plan Amendment No. 96-13 =============================================== APPLICANT: PETER S. SOLER P.O. Box 4322 West Covina, CA 91791 OWNER: VARIOUS AGENDA ITEM: 1 HEARING DATE: 02/18/97 WARD: 3 ----------------------------------------------- ----------------------------------------------- REQUFSTILOCATION - The applicant is requesting to change the General Plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-I, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services has included 33 other parcels in the proposal as a recommended alternative. The resulting project area is located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets. ----------------------------------------------- ----------------------------------------------- PROPERTY ExISTING LAND USE SUBJECf NORTH SOUTH EAST WEST Single & Multi-Family Residences Single & Multi-Family Residences Single-Family Residences Single-Family Residences General Retail GEOLOGIC/SEISMIC HAZARD ZONE: HIGH FIRE HAZARD ZONE: YES 0 FLOOD HAZARD NO. ZONE: YES 0 AIRPORT NO. NOISE/CRASH ZONE: ENVIRONMENTAL FINDINGS: o Not Applicable . Exempt o No Significant Effects o Potential Effects, Mitigating Measures, No E.I.R. LAND USE DESIGNATION RS, Residential Suburban RS, Residential Suburban RS, Residential Suburban RS, Residential Suburban CG-I, Commercial General YES 0 SEWERS: YES . NO . NO 0 YES 0 REDEVELOPMENT YES . NO. PROJECf AREA: NO 0 STAFF RECOMMENDATION: o E.I.R. wI Significant Effects . APPROVAL o CONDmONS o Significant Effects, See Attached E.R.C. Minutes o DENIAL o CONTINUANCE TO: General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 1 of 3 REQUEST AND LOCATION The applicant is requesting to change the General Plan land use designation of a triplex located at 431-435 S. Pear Street from RS, Residential Suburban, to RU-1, Residential Urban. Based upon site visits and an assessment of the neighborhood, the Department of Planning and Building Services has included 33 other parcels in the proposal as a recommended alternative. The resulting project area is located along Pear Street between Mt. Vernon and Eureka Avenues and Poplar and Mill Streets (Refer to Attachment A, General Plan Land Use Designation And Location Map). CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) STATUS This project is exempt from CEQA pursuant to Section 15061(b)(3). No development is proposed. An Environmental Impact Checklist was completed by Staff and all items were marked "no". DEVELOPMENT CODE AND GENERAL PLAN CONFORMANCE Single-family and multi-family residential land uses are "permitted" within the RU-1land use district per Section 19.04.020 of the Development Code. Many of the properties in the proposed GPA area are presently legally nonconforming "multi-family residential" land uses within the RS land use district. Pursuant to General Plan Policy 1.12.12, it is the policy of the City of San Bernardino to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-1 and RU-2)(Il.l and 11.2)". As such, this proposal is in conformance with the City of San Bernardino Development Code and General Plan. BACKGROUND General Plan Amendment No. 96-13 was requested by the property owner of an existing triplex located at 431,433, & 435 South Pear Street. The proposal was made after the owner became aware that the triplex had lost its "nonconforming use" status and would have to be converted into a single-family dwelling. General Plan Amendment No. 96-13 was reviewed by the Development Review Committee (ORe) on December 19, 1996. The project was cleared to the Planning Commission with a recommendation for approval. General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 2 00 ANALYSIS Site and Area Characteristics The site consists primarily of multi-family residential structures ranging from duplexes to an 81- unit apartment complex. Of the 34 parcels proposed for the General Plan Amendment, 18 (53 %) consist of the following uses: 4 duplexes, 3 triplexes, 3 quadplexes, one l2-unit complex, one 8l-unit complex, 4 vacant parcels, and two parcels serving for easement purposes. The remaining parcels contain single-family houses. A mixture of single-family and multi-family residential structures surround the site to the north, east, and south. Commercial uses are present along Mt. Vernon Avenue west of the site and within the CG-l, Commercial General, land use district. The nearest multi-family land use district (RU-l) is approximately one-quarter of a mile northwest of the proposed GP A site (Refer to Attachment A, General Plan Land Use Designation And Location Map). Density Under the RU-l designation, all vacant parcels would have the opportunity of being developed at a density of eight (8) units per gross acre. Currently, the maximum density in the existing RS designation is 4.5 units per gross acre. The density for existing single-family parcels may be increased under the proposed RU-l designation if the requirements of the Development Code are met. However, based on the configuration and size of the existing parcels, an increase in density would be minimal, if any. EXISTING LAND USE DESIGNATION The RS, Residential Suburban, land use district is intended to promote the development of single-family detached units. More than 50% of the existing land uses within the proposed GPA area are presently nonconforming to this land use district. PROPOSED LAND USE DESIGNATION The RU-l, Residential Urban, land use district is intended to promote the development of detached and attached units, duplexes, mobile home parks, and small lot subdivisions as part of a planned residential development. The RU-l land use district would make all existing nonconforming "multi-family residential" land uses "permitted" within the proposed GPA area. In addition, single-family residential land uses would remain permitted uses within the RU-lland use designation. General Plan Amendment No. 96-13 Agenda Item: 1 Hearing Date: February 18, 1997 Page 3 of 3 COMMENTS RECEIVED No comments have been received as of the date of this staff report. CONCLUSION General Plan Amendment No. 96-13 is consistent with the City of San Bernardino General Plan Policy 1.12.12 and is in accordance with all applicable Development Code Standards. Furthermore, the proposal is not subject to CEQA based on Section 15061(b)(3). RECOMMENDATION Staff recommends that the Planning Commission recommend to the Mayor and City Council approval of General Plan Amendment No. 96-13 based on the Findings of Fact (Attachment C). ~)V1 Submitted, JJ4/Z~ MICHAEL ~. 'J~ Director of Planning and Building Services ~~ GUSTAVO J. ROMO Assistant Planner ATIACHMENTS: A - General Plan Land Use Designation And Location Map B - Site Plan and General Plan Amendment Proposal C - GPA Findings of Fact ATTACHMENf "A" GENERAL PLAN LAND USE DESIGNATION " AND (OCATION MAP CASE GPA-96-13 HEARING DATE 2/18/97 AGENDA ITEM # Adopted 6-2-89 TOPE~A ...~. . SANTA,E RAILWAY ::::::2 ... CELll ~{:(;I z . H ::& , i Sf NORTH :l :J l --..J A JVNIOR ppEGE *"l:(" , ~ , r . [ [ l ~ }, rr. ( GRAHr C.OLLE. G t OR. . ClrtCl'....~ --- P\.AN-a.11 PAGE10Fl (4-~ ~ POPLAR .. ~.. STREET t ;, '.' "L %S~. .SF.='LC30.. ,SF SF' "'~'SF~~"~U ';:. .@";.... DU;~:~: : ,S ~ _. . ~."SF.:.~.;~"".' ~ ~;l:~ I {~ I ~~:S7 I~C/~,~~:{~;;\~ i:\.... !i. :-~ fi'< ~r-Wiq~~ ~~. !:iR~ t @J.':j~\ S ..' lU. . ~, ~ .. .. ~ .J ~ %i70?:~r"/~ill!V' // //-7// / M " ~ ~;g. ~~:Y1ffW-~ ~"[ ~ ~ ~i;l; ~~IPLE)fi :;{/hV/ /:f) ~ 0(TORU-1~ ..~!~~~ /.'~0. J ~::/~~:; . ~/~~lf~~ ~~~{ff@f[b~~~, ~"h ~ ~ ~/t. @ ~~4~~~~.~ :4. ... .~?IM. ~ /~ ~.f"jt;/ ~%~~X/~J " 1_;- ~ CG @ .."f>,_ . :. ',~_:." ~:': .' @ CG-1.. :J J ., t BIRCH ATIACHMENT "B" GENERAL PLAN AMENDMENT NO. 96-13 RS PROPOSED AMENDMENT :l.. @ I FROM RS & CG-1 TO RU-1 \ STREET ~ Tox Rate Alea 7167,70/2 137-1: TIlA /<Ji' 71&7 \ @It @Il . . . ~ ~ ".", 701% ... ~. 40 oF~ ~ . I @ I II 0' @l ~... . I f-,. 1--' -.-11 '" ~@ @ @ '" . 0 @ 0 @111<!l 2 @. ~ /J " 11-13 " I 3 @l I ,3 @ 7 . RS _Il 7~~ ( I I ') 4@ ~1,(/3) . @ !@ , II @ "I@ @ .@ I S' @ t ~ ;, _r I - I or _r @ '0 -1 ~ s , _r jMILL , STREET ~ , CG-1~ ... @ IRS , r Note -A....u,.. SIoet a Lo' Nllm"." 5110." 1ft t:lre'" Assessor', Mop Book 137 Fag. 16 San Ssrnordino Coun'~ ." 10-13 ~-17 R-Hl' . '. ATTACHMENT C FINDINGS OF FACT FOR GENERAL PLAN AMENDMENT NO. 96-13 1. The proposed amendment is internally consistent with the General Plan. The proposal meets the General Plan's goal to "allow existing multi-family units to remain as a conforming, permitted use in areas designated as Residential Urban (RU-1 and RU- 2)(11.1 and 11.2)" (General Plan Policy 1.12.12). 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the proposed land use designation is in accordance with the existing multi-family residential land uses. In addition, single-family residential land uses would remain permitted in the RU-1 land use designation. 3. The proposed amendment would maintain the appropriate balance of land uses within the City. The proposed amendment area will remain as a residential district. No change to commercial, industrial, or other type of designation is proposed. 4. The subject site is physically suitable for the requested RU-11and use designation. Over 50% of the proposed GPA area is presently occupied by multi-family residential land uses which were legally permitted and reviewed when fIrst constructed. Furthermore, no development is proposed at this time. . . . ATIACHMENT A Tax Rot. Alea I"-I~ 7/67. 70/2 GENERAL PLAN ~ NO. 96-13 .l AS . PROPOSED AMENJMENT, ,'. I @ I . I FROM AS It CG-1 TO RU-1 \. 5J'RaT' REVISED: 2/181.97., CG-1. :.1" e 81_ 8~ r ..... - I C!l. " C!ll 8 ... to. -- ~ -II ~ I(!) C!l .C!l (!)I~~ @) I @). "'13 .. I s8 I .s @ RS - l 7 '. 4@) r 11'..1::...... 4 II!> --I e e .@. 0 I ... e - I @ 11 ~. CG .@ e e" .. .. .. - :-r ;r!. -1' \\.J.:~ -18 @ .. ~-' -' @ ., -. ---.--' STIIfET' Sf! ~.. III ~~ SF:~ -If""-;:' -@";.- ." '@. ~ t.SF, ~C!l' I ISf'f> f(li) SF',"" -~. (W '. ,~Sf . ~~... ~", .. ':MSf ",,:' ..'~x;. ":r4~~\' @) :11 ". .....1 - "." .. DUPiE~~ ;;.[ cn'////A II ." ~ ~ ~~" ~ "g~ voc:.., , ~ .~ ~ ~7 '/Z ') ~J~ ~ ~ ~ ~ h/~ ;~~T/T~ .~);~./JI J //~ ,/// "/T/hI ],,?~ /7 / /'~ ///b~'///~ d ~.. @ 8' /'0% M/7/'/. // ~ COM.J! ~ ,/{2.oo~ 8 {SF .,..:.... :. -. ., ll'OPLAR. ~. ~..~ .'~:': . ;:'~ ~X(!).. SF &pi ~~~ COM. (!) . ~. ~ j, C!l' (!) @) 0,' 11'._ I t~::. ~'I: S@SF: ". _......-..!, ','!.@vl .,.. ~ ]f . @ @I, I ' _Jo: .0W . '/ '..," -' ~c ..-' ~ ~ ~ @) I 8 @\. @ @ 8 8 Ii ~ SF, .SF' .SF _I . ..- lMIJ. C!l Iii C!l SF ......~. SF , STREET: , CG-'-t- RS @ -, .. AI........ ....,. ............. .......... IIoo'c 137 Poge IS ....... .... .. CII..... Son Bef'IIOf1fino COIIttJ' ~ It:U:! .' . . . ATTACBIIBlft' B GPA-'6-13 PROPOSBD AMENDBD PARCBLS: Assessor Parcel Numbers: 137-134-01 137-161-06 137-161-21 137-161-25 137-161-28 137-161-31 137-161-32 137-161-33 137-161-34 137-161-43 137-161-50 137-161-51 137-161-52 137-161-53 6 ...,...... .............................(}FFICIAIINO'flCEOERI1BliilO.HEARINGiBEFQRE.rFHE.....................,.............. "W .........will.i..I.'..........I.I.llllIl!:~!',~~nEi!~~~;1'1~~!pe'QI~.'_lIlm!I,I.fli~.i!!~::::: ..:.:.:.:.:.:::.:::::~::;;::;:;:;:;:::::::::::::.:::::;::;:~::::::::~:::::;::.:.:.:_. :::::::':':?::::::}:::::::?:;::>::::::::.-.-...;.:.:.:.:.:.:.:.:.:.=::.:.;::.:::~::: .:,:.- :.:.:.:.:.:.:.:_..:_:_:,:.:.:.:.:.:.::,.:::.:.::;:;:;:::;::::::::k:~;:{:t.:::::::.:.:-:.:.:-:-," ::::~.:.::::::::::::~:}~:/?~:::~::::;::::.:.:.;.:.:~.;.:.;.;-;.;...:.;.:.;.;.;.;.;.;.;.;.;:;:;:::;:::q:::r:;::::.:. :.>:,< ':;::"::':;::;;:;,,:,:,:::::,:::;:::::::;:::::, :::;:::-:"':':-:-:':':::::-;-:':<-:::~::::':::::}:'::::;:,,", SUBJECT: GENERAL PLAN AMENDMENT NO. 96-13 Ward No. 3 PROPOSAL: To amend the General Plan Land Use Plan from the RS, Residential Suburban designation to the RU-1, Residential Urban designation. PROPERTY WCATION: The subject site is an irregularly-shaped area cOnsisting of 30 parcels of land i. totalling about 12.36 acres located at the northeast camerof Mt. Vernon Avenue and Mill Street havine: a frontal!:e of about 600 feet on the north side of Mill Street and a frontage of 350 feet on the east side of Mt. Vernon Avenue. ENVIRONMENTAL RECOMMENDATION: Exempt from CEQA, Section 15061(b)(3) PUBLIC HEARING LOCATION: SAN BERNARDINO CITY HAIL COUNCll.. CHAMBERS 300 NORTH "D" SI'REET SAN BERNARDINO, CALIFORNIA nus A cletaiJed description of the proposal is 011 file in the PJannin,l and Building Services Department at City Hall. H you would like further information about this proposal prior to the public hearing. please contact the P1aDning and Building Services Department in penon or by phoning (909) 384-5OS7. The Msyor and Common Council are requesting your participation. If you are UDable to attend. you msy submit written comments in favor of or in opposition to the proposal to the P1aDning and Building Services Department. San Bernardino City Hall. 300 North "D" Street. San Bernardino. CA 92418. Final review and action conceming General Plan .A .-..1"-'18. Development Code ....-..1..-."'. Speicific Plans and Development Agreements will be made by the Mayor and Common Council. H you challenge the resultant action of the Mayor and Common Council in court, you msy be limited to raising oaly those issues you or so_ela-18ised atthe.public hearing described in this notice. or in written corresponcleDce delivered to the City PI.....;"ll Di~at, or prior to. the public hearing. ..~-.~>.-,,....._....- Individual testimony on 8l!eDda items will be strictlv limited to three minutes nee ~. ,......~..,.~ "'-'~ HEARING DATE AND TIME: ";" Monday, April,7, 1997 at 11 a.m. C.OLLt5 D.. CO&.&.I." .J '."OOrr: ~ . I I I " 'DIe 0,. 06S- ..._r " _.' III' -'1!.' ." ...~..... _....... ........... W,.' ~.... - - -- __.. ~o6FKi1i18" _ . (JIf 5Z44) _ -w.... pior.................. ___ ..." '.. - - ......... .. ......- #,;5?h 5/1?ft~ =#2-0