Loading...
2010-15 Small-Scale Comprehensive Plan Amendment 10-1.1ORDINANCE 2010-15 • AN ORDINANCE OF THE VILLAGE COUNCIL OF THE VILLAGE OF NORTH PALM BEACH, FLORIDA, ADOPTING A SMALL SCALE AMENDMENT TO THE VILLAGE COMPREHENSIVE PLAN TO AMEND THE FUTURE LAND USE DESIGNATION OF A 1.53 ACRE PARCEL OF REAL PROPERTY LOCATED IN THE NORTHEAST QUADRANT OF THE INTERSECTION OF U.S. HIGHWAY ONE. AND THE EARMAN RIVER (C-18 CANAL), AS MORE PARTICULARLY DESCRIBED HEREIN, FROM HIGH DENSITY RESIDENTIAL TO COMMERCIAL; AMENDING THE VILLAGE FUTURE LAND USE MAP; PROVIDING FOR SEVERABILITY; PROVIDING FOR CONFLICTS; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Village has initiated a small-scale Comprehensive Plan Amendment ("Amendment 10-1.1") to remedy an inconsistency between the land use classification and zoning designation (and actual use) of a parcel of property located in the northeast quadrant of the intersection of U.S. Highway One and the Earman River; and WHEREAS, on September 14, 2010, the Village Planning Commission, sitting as the Local Planning Agency, determined that the proposed amendment is consistent with the adopted Village Comprehensive Plan and recommended approval ofAmendment 10-1.1; and WHEREAS, the Village Council determines that the proposed future land use map amendment is consistent with Sections 163.3184 and 163.3187, Florida Statutes; and WHEREAS, the Village Council, after public hearing and due consideration, wishes to adopt proposed Amendment 10-1.1 to the Village Comprehensive Plan. NOW, THEREFORE, BE IT ORDAINED BY THE VILLAGE COUNCIL OF NORTH PALM BEACH, FLORIDA as follows: Section 1. The foregoing whereas clauses are hereby ratified as true and correct and are incorporated herein. Section 2. The Village Council hereby adopts Amendment 10-1.1 to the Village Comprehensive Plan, as fully set forth in Exhibit "A" attached hereto and incorporated herein by reference. Section 3. The Village Council hereby amends the Future Land Use Series of the Future Land Use Element of the Village Comprehensive Plan in accordance with the amendments set forth in Exhibit "A." Section 4. If any section, paragraph, sentence, clause, phrase or word of this ordinance is for • any reason held by a Court to be unconstitutional, inoperative or void, such holding shall not affect the remainder of this Ordinance. Page 1 of 2 Section 5. All Ordinances or parts of Ordinances in conflict herewith are hereby repealed to • the extent of such conflict. Section 6. This Ordinance shall become effective thirty-one (31) days after adoption or, if challenged, shall become effective upon issuance of a final order issued by the state land planning agency or the Administration Commission determining Amendment 10-2.1 is in compliance. PLACED ON FIRST READING THIS 30th DAY OF SEPTEMBER 2010. PLACED ON SECOND, FINAL READING AND PASSED THIS 14th DAY OF OCTOBER 2010. (Village Seal) ~4TTEST: MAYO ~ ~~~~~~ ~,~c~%~~ VILLAGE CLERK APPROVED AS TO FORM AND LEGAL SUFFICIENCY: c~~~ VILLAGE ATTORNEY • Page 2 of 2 Village Of North Palm Beach Florida Small-Scale Comprehensive Plan Amendment Amendment 10-1.1: Denny's Restaurant Corrective Map Amendment September 2010 Prepared for the Village of North Palm Beach Prepared by Land Research Management, Inc. TABLE OF CONTENTS Section Page 1.0 Introduction ........................................................................................................... 1-1 2.0 Analysis Of Corrective Map Amendment ............................................................. 2-1 2.1 Summary Of Future Land Use Map Atlas Amendment 10-1.1 ............................... 2-3 3.0 Cumulative Impacts Of Proposed Amendment ...................................................... 3-1 3. 1 Data and Analysis .......................................................................................... 3-1 3. 2 Goals Objectives and Policies ........................................................................ 3-3 3. 3 Other Planning Concerns ............................................................................... 3-3 4.0 Consistency With Regional And State Plans ........................................................ 4-1 5.0 Conclusion and Recommendation ........................................................................ 5-1 5. 1 Finding ........................................................................................................... 5-1 5. 2 Staff Recommendation .................................................................................. 5-1 5. 3 LPA Public Hearing ....................................................................................... 5-1 5. 4 LPA Meeting .................................................................................................. 5-1 5. 5 Village Council Public Hearing ....................................................................... 5-1 5. 6 Village Council Meeting ................................................................................. 5-1 Appendix A NPBCP Amendment 10-1.1 ..................................................................... A-1 LIST OF MAPS Number Page 1 Location Of Proposed Comprehensive Plan Amendment ........................................ 2-2 2 Abutting Land Use Including Future Land Use Designations ................................... 2-4 LIST OF APPENDICES Number Page A NPBCP Amendment 10-1.1 .....................................................................A-1 1.0: INTRODUCTION The Village of North Palm Beach is considering the adoption of North Palm Beach Comprehensive Plan (NPBCP) Amendment 10-1.1 consisting of a Small-Scale amendment to the 2020 Future Land Use Atlas (FLUA). NPBCP Amendment 10-1.1 is necessary to correct a previous mapping error on the Denny's restaurant parcel located in northeast quadrant of the intersection of U.S. Highway 1 and the Earman River (C-18 Canal), North Palm Beach, Florida. NPBCP Amendment 10-1.1 is necessary to amend Future Land Use Atlas (FLUA) Map 3B to correct a previous mapping error which failed to reflect the existing commercial use and zoning designation of the 1.53 acre Denny's restaurant parcel. The location of NPBCP Amendment 10-1.1 is illustrated on Maps 1 sand 2. The property included within NPBCP Amendment 10-1.1 shall be referred to herein as "Denny's Restaurant". This document provides data and analysis required by Sections 9J-5 and 9J- 11.006(1)(b)1 - 5, Florida Administrative Code, as they pertain to the proposed amendment. Section 2.0 consists of a brief summary and analysis of proposed NPBCP Amendment 10-1.1, in terms of the requirements of Section 9J-11.006(1)(b)1 to 9J- 11.006(1)(b)6, Florida Administrative Code. Section 3.0 presents an analysis of the cumulative impacts of the proposed amendment in terms of each of the Village Of North Palm Beach Comprehensive Plan. Section 4.0 contains an assessment of proposed NPBCP Amendment 10-1.1, in terms of the Regional Policy Plan and State Comprehensive Plan. Exhibit A of Appendix A contains proposed NPBCP Amendment 10-1.1. 1-1 2.0: ANALYSIS OF CORRECTIVE MAP AMENDMENT This section provides a data summary and analysis of the proposed NPBCP Amendment, 10-1.1, pursuant to the requirements of Sections 9J-11.006{1)(b)1 to 9J- 11.006(1)(b)6, Florida Administrative Code, including: The proposed future land use plan map designation of the subject property; the boundaries of the subject property; and the mapped location in relation to the surrounding street network; 2. A map of the present future land use designations of the subject property and abutting properties, and the proposed future land use designation of the subject property; 3. The size of the subject property in acres, or fractions thereof; 4. A description of the availability of, and demand upon the following public facilities: Sanitary sewer, solid waste, drainage, potable water, traffic circulation, and recreation and open space, as appropriate; and 5. Information regarding the compatibility of the proposed future land use map amendments with the Future Land Use Element objectives and policies, as well as those of other affected elements. NPBCP Amendment 10-1.1 is a revision to Future Land Use Atlas (FLUA) Map 3B (Planning Area 3B) of the 2020 Village Of North Palm Beach Comprehensive Plan to incorporate the proposed corrective map amendment. The location of NPBCP Amendment 10-1.1 is illustrated on Map 1. The balance of this section contains descriptions amendment, as well as the cumulative impacts thereof, five criteria listed above. References to other related provided as necessary. and analysis of the proposed as appropriate, in terms of the sections of this document are 2-1 MAP 1 Location of Proposed Comprehensive Plan Amendment NORTH PALM BEACH WACHDVIA VILLAGE HALL C BANK VN = Anchorage Drive ca Anchorage Drive ~ c PALM BEACH LAKE WORTH EST. ~ t~D PLAT 2 Z C O ~ VILLAGE SQUARE PLAZA SCH~~NER BAY CONDOMINIUM VILLAGE GARDEN C~NDCiMINiUM Farman River (C-~8 Canal) FIRST ApgERICAN { REx & REX PROF. BLDG. f {-.~IPORTS ~I~~'~~~~``// PARADISE VILLAS NPBCP ~!!/ Amendment 10-i.1 CONDOMINIUM Farman River (C-78 Cana!) IH~p T R~gTAVRAN ~ z D fl A ~~ Mp'-{TR~55 D .T (~ FARM Shore Court W ALGRgEPl5 P H ppM ACY N Scale: 1' = 200' 2-2 Northlake Blvd. 2.1: SUMMARY OF FUTURE LAND USE MAP ATLAS AMENDMENT 10-1.1 A. Name or Designation: Denny's Restaurant B. Parcel Description or Location: Irregular-shaped parcel located (Ref: Map 1) in the northeast quadrant of the intersection of U.S. 1 and the Earman River (C- 18 Canal) The parcel is 1.53 acres in size, and is located within Village Planning Area 3B. The subject parcel is currently developed for restaurant (Denny's) purposes, which has existed since the late 1970's. C. Existing Future Land Use and Zoning Designations: Future Land Use: RH -High Density Residential. Zoning: CB Commercial District. D. Proposed Future Land Use and Zoning Designations (Ref: Map 2): Future Land Use: Commercial (maximum F.A.R. 1.10). Zonin : CB Commercial District. E. Abutting Land Use Summary: Abutting land uses and future land use designations are illustrated on Maps 1 and 2. F. Subject Property Development Potential: 1. Development Concept: Maintain the existing restaurant use. 2. Population Projections (proposed Future Land Use designation): NA - Existing commercial use. G. Infrastructure Impacts (Ref: Section 3): Since the purpose of NPBCP Amendment 10-1.1 is to correct a previous mapping error, there are no associated impacts in terms of the factors (i.e. density and intensity) that effect the provision of infrastructure services. H. Consistency With Comprehensive Plan: Proposed NPBCP Amendment 10-1.1 is found consistent with the 2020 Village of North Palm Beach Comprehensive Plan. Details are presented in Section 3.0. 2-3 ....nil ~ ~ "` ..~ ' L c L't ~ '. ~' ' <-..,, i 4"i t ~ t. C {. +.. ~. ~ 1 i t ~:'t C ~'t ~ ~ { i_ i i L' C %. ,~i - . - . ~. ~. _ .- a , . - ~° , ~._ .~ __-..~_ _ - t- .., . 6. _~ MAP- 2 _- ~., ~ ,~„ M. < ~~'~ ._ Abutting Land Use Including Future hand Designations '~';" ~ ~ `~ '~ _~ . ~ _ :{ _ r NPBCP Amendrnent;10-1.1 f ~ Y P SIG * ` % ~~~ti'~` ~~ .~ x -~. ~,~ _.~ ¢ ~~. - ,~: ~' e 'r .;~ '.- r L D R F1nc.hnraye Dr S ~ .. ..~ ., ~,. Anch~r•agP^Dr~S ' ti _ -~ ~ ~ ~~ ~ ~ ~~ ,~ . , ~~ r ivi;. p 4~ ftc~ ,~., .,, ~ ' . br ~ ~ ''{~~ ~~ ~„'.' x - a i. ` t ~ ~ ~ ,. ~~~ _~ ~.~ ... ~ ~~. _ ~4ac1i ~,Harbour'~51vd ~ r ~, ~r r ~ '' ° ~ , . ,, ~(` ~ x 7 ~ ~ >~ IA ~ ~~ d • ., x........ ..EL.. ~ ~ ~ ' : .~~~ ~ r. ~ .Y ...... 'MF .".~~ llws...x a: V .... ...... _ 'LfL:'fE ~, 2~ E_~ i ~3~ 3 l3Z ~ ~" i ~ . :'+~~~~ ~ ",. ~. ~7~~'~"raty: '...run+[~k~iS R{ll ~~~'till~Ir:.:,~~.a~n~: ,- :. 7 > s `T tl ~ " .~ trs !F . ~ x ~ .~ ~ ~" :~ ~ L' 1~~ p u _ .. ~ • a ~ k t ~, rl IZ t .~~' ~ ~A '..« ~ "ayn ~,k M+~ueffi^~#'v"t'%~,i_ -~-~4~. ' e .. .f 'i~ T e `__ ~ - - ~~-- ~ ~ Shoi:e Ct nnAA ~ °, . Ngrthlake Blud C-~IYI~ _ ~` ~_ ~. ...~ ~'~~ `~~- .;~~ a . ' ~ ~. 5 r r _ ~ ~, :. Future Land Use Designations x - ;: ~~, '~~ ~ ~ ~ ~ `~'. ~ 'r r LDR t.ow0en~ityReside~ntia9 7t ~~ `" 4~ ~ ~,,~ ~ ~; - "' , ~ " ~" ~` ~ t ; ~ ~~m- ' NRF Nigh Oonsity R4s(dendal ~ ~ k ~ PEIG Public 8ttddingslGraunds <~y' -- § rc ',„ ` COM Cammerdai r-: Site-i?ata ~ ~ ~ ,... a :s i~ ssn zad ;. ~ ~ ~; a o-r:oa+zszmo Sloe: 1.52 Acras ~ ~ ! ~„~s ~~,~ ~ ,m?:x~ti:~ Vipage of Morth Palm Beach Existing Fltl: Nigh Density Residential ' """ ~ a " ~ r~~:waasui zm~~m,as.i.m~ soy usw~rnuay ~ >:~. ;' Sm,rws:t:nc ReseaxA Mnn..~sneny ltaC. Nsxtlt Pa;mBQach. Ft 93?~& Preposed FLU: Commercial _4 r rrwc~urrMC~~.u-r~,,~~,~.~-„~ w,o„~gsitaa~.aaao / A .~ 2 . ~ ~., _; z. ,. , 3.0: CUMULATIVE IMPACTS OF PROPOSED AMENDMENT This section provides data summaries and analysis of proposed NPBCP Amendment 10.1.1, pursuant to the requirements of Section 9J-11.006(3), Florida Administrative Code (F.A.C.), which states that all comprehensive plan amendments must meet the requirements of Section 9J-5, F.A.C. Since the purpose of NPBCP Amendment 10-1.1 is to correct a previous mapping error, there are no associated impacts in terms of factors (i.e. density and intensity) that effect the provision of infrastructure services. The subsections that follow present a review of the 2020 Village of North Palm Beach Comprehensive Plan in terms of proposed NPBCP Amendment 10-1.1. 3.1 DATA AND ANALYSIS Proposed NPBCP Amendment 10-1.1 is classified as a "small-scaler future land use map amendment. Due to the nature of the proposed amendment, it is determined that there are no associated land use impacts. Due to the fact that a restaurant is currently located on the site, no additional infrastructure impacts will result from the proposed amendment. However, any future change in use or increase in development intensity must be supported by appropriate concurrency reservations It is concluded that the proposed NPBCP Amendment 10-1 is consistent with the general Village character, as described in Chapter 2 of the 2020 Village of North Palm Beach Comprehensive Plan and desired land use patterns, as illustrated on Figure 3-2 of the Future Land Use Element in that the proposed Commercial designation is compatible with existing land use designations, zoning and development patterns along the U.S. Highway 1 corridor. Further, it is concluded that the site was erroneously assigned a High Density Residential future land use designation at the time of the Village's initial Comprehensive Plan in 1989, at least ten years after the restaurant was initially built. The property included within NPBCP Amendment 10-1.1 is included within Village Planning Area 3B, as illustrated on Future Land Use Atlas (FLUA) Map 3B of the Future Land Use Element, 3-1 3.1.1 Existing Land Use Inventory: NPBCP Amendment 10-1.1 includes 1.53 acres of developed commercial. land. The property included within NPBCP Amendment10-1.1 is not listed on the Florida Master Site File, or the National Register of Historic Places. There is no net effect of NPBCP Amendment 10-1.1 on Village existing land uses. 3.1.2 Current Population Estimates: The current population estimate and projected population of the Village are not affected, as the site is a developed commercial property. 3.1.3 Delineation of Village Planning Areas: NPBCP Amendment 10-1.1 will not affect the corporate limits or the boundary of Planning Area 3B. 3.1.4 Vacant Land Analysis: Not applicable. 3.1.5 Land Use Projections: It is projected that commercial land in NPBCP Amendment 10-1.1 will maintain its current development status during the 2020 planning period of the Comprehensive Plan. 3.1.6 Infrastructure Impacts: According to the 2006 Evaluation and Appraisal Report, all roadways within the Village are currently operating at peak hour level-of-service "D", or better. Specifically, the U.S. Highway 1 segment between Northlake Boulevard and PGA was operating at LOS "D". Significantly, peak-hour traffic volumes have declined significantly during the 2006 - 2010 period. A "Concurrency Traffic Impact Analysis" is not required, as the current use of the property has existed since the late 1970's. However, if future redevelopment occurs which increases traffic generation, an analysis demonstrating concurrency will be required. Due to the small size of the property included in NPBCP Amendment 10.1.1, and the fact that it is an exiting commercial use currently served by infrastructure services, there will be no significant impacts upon such services. According to Figure 3-7 of the Comprehensive Plan, the property included within proposed NPBCP Amendment 10-1.1 is located within the defined Coastal High Hazard Area. However, none of the following are identified as issues related to NPBCP Amendment 10.1-1: Hurricane evacuation, as the proposed commercial development concept will contain no residential units; Infrastructure within the Coastal High Hazard Area; public access to beaches; or post-disaster redevelopment, as it relates to public expenditures. 3-2 The result of development activity under the proposed commercial land use designation will not increase the population of the Village and, as a result, not affect the need for additional recreation facilities. NPBCP Amendment 10-1.1 has no effect upon capital improvements planning. Data and analysis presented in the previous paragraphs did not result in the identification of any additional needed capital improvements. 3.2 GOALS OBJECTIVES AND POLICIES NPBCP Amendment 10-1.1 is consistent with the Future Land Use Element of the Comprehensive Plan and no text amendments are required. Further, due to the nature of proposed NPBCP Amendment 10-1.1 (i.e. corrective map amendment), there are no associated infrastructure impacts to be addressed, nor are there any issues raised by an analysis of Comprehensive Plan goals, objectives and policies. 3.3 OTHER PLANNING CONCERNS No additional planning concerns, including public safety, have been identified during the review of NPBCP Amendment 10-1.1. 3-3 4.0 CONSISTENCY WITH REGIONAL AND STATE PLANS According to Chapter 9J-5.021, Florida Administrative Code (FAC), the comprehensive plan must be consistent with the State Comprehensive Plan and Treasure Coast Regional Planning Council Policy Plan. Chapter 9J-5.021(2), FAC states ".....for the purposes of determining consistency of the local plan with the State Comprehensive Plan or appropriate regional policy plan the state or regional plan shall be construed as a whole and no specific goal and policy shall be construed or applied in isolation from the other goals and policies." 4.1 REGIONAL POLICY PLAN NPBCP Amendment 10-1.1 was reviewed in terms of the Treasure Coast Regional Planning Council Regional Policy Plan in order to determine consistency. Based on this review, it is determined that no significant regional issues are related to, or impacted by NPBCP Amendment 10-1.1, and it is found consistent with regional goals and policies. 4.2 STATE COMPREHENSIVE PLAN NPBCP Amendment 10-1.1 was reviewed in terms of the goals, objectives and policies of the State Comprehensive Plan, as presented in Chapter 187, Florida Statutes. Based upon this review, it is concluded that NPBCP Amendment 10-1.1 is consistent with state goals, objectives and policies. 4-1 5.0 CONCLUSION AND RECOMMENDATION The following finding and staff recommendation are presented: 5.1 FINDING NPBCP Amendment 10-1.1 is consistent with the provisions of the 2020 Village of North Palm Beach Comprehensive Plan. More specifically: (1) NPBCP Amendment 10-1.1 is within the Urban Service Area, and does not contribute to a condition of urban sprawl, as defined by Chapter 9J-5.006(5), Florida Administrative Code; and (2} NPBCP Amendment 10-1.1 is consistent with policy of the Capital Improvements Element in that it does not contribute to a condition of public hazard, as defined therein, does not exacerbate any existing condition of public facility capacity deficits, as described therein, and is compatible with land uses, as shown on the Future Land Use Map Atlas. 5.2 STAFF RECOMMENDATION Staff recommends that the Village Council approve NPBCP Amendment 10-1.1. 5.3 LPA PUBLIC HEARING An advertised Local Planning Agency (LPA) public hearing on NPBCP Amendment 10-1.1 was held on September 14, 2010 at 6:30 P.M. in the Village Hall. 5.4 LPA MEETING (Recommendation). 5.5 VILLAGE COUNCIL PUBLIC HEARING (To be determined). 5.6 VILLAGE COUNCIL MEETING (To be determined). 5-1 APPENDIX A - NPBCP Amendment 10-1.1 NPBCP Amendment 10-1.1 consists of a change in land use from High Density Residential to Commercial. NPBCP Amendment 10.1.1 is accomplished by amendment to Map 3B of the Future Land Use Atlas of the 2020 Village of North Palm Beach Comprehensive Plan. Revised Map 3B, reflecting NPBCP Amendment 10-1.1 is attached as Exhibit A. A-1 ~ 7y:j i t +.J` .~, ~£. ~ LET ~~~~~/ :~ _. )~ '~-1 >' >. f '' J Y -'-ty :, ~~.. r.~. ,~ .~< E ~ ~~~,, ~. ~ ~. ~ ~~ ~~ ~ . ~~ ?ate s .~'.. _F. ~ r 'yx« ~ ~ ~,~5,:,`~•. `"- { C ;, iC. ~l ~. -.-.._ 1. ~ ~ ~ ~ l 1:~.-~ ~j ~.,.'.. {~.,..~. ~. ~,~.~M.~ ~ i ~ ~'i~~~^3 __~~> >`Siifr `~a ~ : i~ _. _ M .. _ - a ~- .._. _ w .... _. ,. . . .: K~ > ~ -"'`~ i ~ ~ ~ t _ ~ ~ Q ~~ ~~ ~~~~ GNU ,, i ~ ~ ~ q ~~y{~tream Ra 4 2~ t ` ?~~ ~~'~ ~~~ ~omR EXHfB~T A _ ~. ' ' ~t- ~Fia~~ .Future Land Use Map Amendment NPBCP Amendment 10-1.1 ;~ ~a Revision of Map 3B of the Future Land Use Map Atlas .•,~ st~~y' '~ ViUa a of North P a. - ~ _ a aim Beach Comprehensive Pian ~, ~, ~ ! ~ _ _ i ,., ,. s ~ t -~ ~~ f r 11~ ~ ~Y+~~, j1 ~.~ `%~~ ~~ part-~ - ~ -,~ ~ ~ ,~` .~ f~ ~~ ~ ~~ '~ P x ~ ~y. ~ e.C:F~d ~~ l~- y~~ S ~ ~~ t a ~s3eLd~ °a >, .~ $y~y ' ~ ~ ,~ y 4~ ~ ~ t ~.M~j~-d 9l'~` ~ ' - r Ltghth4Un~~ a(,i~~. t ,. _.-----1 ~s ~ ~ +~ ~~ , ~ ~ _ ~K TY ~ ~ ~ ~ ~, }~d ~ t ~o~r ,w a l' ~-r G~ Fed °` ~`~~~ ;v ~ . , Speeiai Policies _Rd f1.-~-'-~-~-~-'-- .. Ctlla ~ ~~ ~ d Low Density Residentia! a ~ Medium Density Resdentiai - ~,. ~ 4 'ca +~ avit r ~~! High Density Residential Rd ~ ~. ;=, -~--- ~ _; RecreatianlOpen Space QM1t!~y4 ~ • • ' ••~ ~ Baw p ©r ~ Other Public Facilities S~e~ciai t ~ . _ Corr~merciai P~cs~iac : • • ' ~~` l~s ~~ ~. ~~¢ _ . chorage-OFs ~„p Intersu,te 9s _ !'~,j • Nanri Patm esaon ^ ~ NPBCP 10-~i.'i ~t, ~ Ft9rida'sT'Pks ~ Planning Areas -7J - ~„p Saoondary ~ watee High Density Residential t To Commercial ~ -. , ~ '~`' Tertiary ~} Parcels ~~®~Fe<+ t[ ~,~ Rra~an 9aM: car.~n9+n Villa48 of North Patm Beach ~' '- ..~.~,-.~-~-~ J_ -~•.•_..••••-•• •~„ , C trey Banes csimu-.ck-Gdrk ` F~Hn~+;e: NF~~:.U_PLRn%+raa.E r.+zd 599 US Hg?smay t i Svjx¢xlm:dRasea+:A M.maSemset INC. SJxalh Pa':m $eatl+; FC33E9~ _ - ~`_r II. ..... -.~-- n -, .L .' ~ FF:/Can~!arGao-'edemnzb¢n Saiensz Phone S5S1j $61:33a0