HomeMy WebLinkAbout1718 - Districting Map 4u
i
u
ORDINANCE NO. 1718
AN ORDINANCE OF THE CITY OF NEWPORT BEACH
AMENDING TITLE 20 OF THE NEWPORT BEACH
MUNICIPAL CODE TO RECLASSIFY THE MARINERS'
MILE AREA TO A SPECIFIC PLAN DISTRICT,
AMENDING DISTRICTING MAP NO. 4, CHANGING THE
CLASSIFICATION FROM C -1 -H, C -2, C -2 -H, C -O -Z
AND R -1 TO "SP ", SPECIFIC PLAN NO. 5
The City Council of the City of Newport Beach DOES
ORDAIN as follows:
SECTION 1. Chapter 20.62 is hereby added to the
Newport Beach Municipal Code reclassifying the Mariners' Mile
Area to a Specific Plan District and establishing the Specific
Plan District for Mariners' Mile, which shall read as follows:
"CHAPTER 20.62
SPECIFIC PLAN DISTRICT (MARINERS' MILE)
Sections
20.62.010 Establishment of Specific Plan
20.62.020 Intent and Purpose
20.62.030 General Controls
20.62.040 Recreational and Marine Commercial
20.62.050 Retail and Service Commercial
20.62.060 Site Plan Review
20.62.070 Definitions
20.62.010. Establishment of Specific Plan District -
Mariners' Mile. The provisions of this Chapter shall apply
to all parcels within the following described real property in
the City of Newport Beach, County of Orange, State of California,
to wit:
Beginning at the intersection of the centerlines of Coast Highway
and North Newport Boulevard; thence northerly along the centerline
of Newport Boulevard to centerline of Santa Ana Avenue; thence
northeasterly along the centerline of Santa Ana Avenue to the
centerline of Avon Street; thence easterly along the centerline of
Avon Street to the southerly prolongation of the westerly line of
the parcels created from Lot D Tract 919 by record of survey recorded
in Book 24, Page 6 of record of surveys; thence northerly, easterly,
northeasterly and southeasterly along said prolongation and the
boundaries of said parcels to the northwesterly prolongation
of the northeasterly line of Lot 40 Tract 1133; thence southeasterly
along the prolongation and the northeasterly line of Lot 40 Tract 1133;
thence southwesterly along the southeasterly boundary of Lots 40 and
41 to the most westerly corner of Lot 48 Tract 1133; thence south-
easterly along the southwesterly line of Lot 48 Tract 1133 and its
easterly prolongation to the centerline of Ocean View Avenue; thence
southerly along the centerline of Ocean View Avenue to-the westerly
prolongation of the northeasterly line of Lot 20 Tract 1133; thence
easterly along said northeasterly line of Lot 20 to the northwesterly
line of Parcel A, record of survey recorded in Book 10 Page 27
of record of survey; thence northeasterly along said westerly line
to the most westerly corner of that certain parcel of land as
described in the deed recorded in Book 11293 Page 786 of official
records; thence easterly along the southwesterly line of said
parcel to the most southerly corner of said parcel; thence northeasterly
to a line parallel with and 190 feet, measured at right angles from •
the center line of Cliff Drive; thence southeasterly along said
parallel line and its easterly prolongation to the northwesterly
boundary line of Tract No. 1221; thence southwesterly along said
boundary and its prolongation to an intersection with the U.S.
pierhead line; thence westerly along said pierhead to U.S. Bulkhead
Station 128A; thence westerly to U.S. Bulkhead Station 128:
thence westerly to U.S. Bulkhead Station 227; thence northerly to the
point of beginning.
as shown on Districting Map No. 4 referred to in Section 20.06.030
of the Newport Beach Municipal Code, and by such reference made
a part of Title 20 of said Code, is hereby rezoned from the C -2,
C -O -Z, C -1 -H, C -2 -H, and R -1 Districts to SP 5 - Specific Plan
District, and said Districting Map No. 4 is hereby amended to
show this zoning change.
20.62.020. Intent and Purpose. The intent of this
ordinance is to establish a Specific Plan District to guide the
orderly development and improvement of that area of the City of
Newport Beach which is located east of Newport Boulevard, west of •
the county owned property used as a Sea Scout Base, north of
Lower Newport Bay, and generally south of the base of the bluffs
northerly of Coast Highway. It is the purpose of this ordinance
to implement the Newport Beach General Plan objectives, policies,
general land uses and programs as they pertain to the subject
area and establish consistency between the General Plan and the
Zoning ordinance in the Mariners' Mile area.
20.62.030. General Controls. The provisions of this
section shall apply to all property in the Mariners' Mile Specific
Plan District.
A. The following two general land use designations
are established:
(a) Recreational and Marine Commercial, RMC District.
(b) Retail and Service Commercial, RSC District. is
The designations, locations, and boundaries of these uses are
delineated upon the map entitled "Mariners' Mile - Specific
-2-
- E,
J
Plan District, City of Newport Beach ", which plan map and
all information and notations thereon are hereby made a part
of this section by reference.
• B. No building or structure shall be erected, reconstructed
or structurally altered in any manner nor shall any building
or land be used for any
and in conformance with
laws, and maps referred
the Municipal Code conf
Chapter, the provisions
precedence.
purpose, other than as permitted by,
this Code and all other ordinances,
to therein. Where other sections of
Lict with any provision of this
of this Specific Plan shall take
C. Parking Spaces. Off - street parking spaces shall
be provided as set forth in Chapter 20.30.035 of the
Municipal Code.
D. Landscaping. A minimum of ten percent (10%) of
the paved parking area and a minimum of fifty percent (50 %)
of the area of the required setback from Coast Highway,
• shall be devoted to planting areas. Extensive use of
trees is encouraged. All required planting areas shall
have a minimum width of three feet, and shall be provided
with a permanently installed irrigation system.
E. Site Plan Review. Site Plan Review as set forth
in Section 20.62.060 of this Chapter shall be required.
F. Floor Area Limit. The total gross floor area
contained in all buildings on a buildable site shall not
exceed .5 times the buildable area of the site; provided,
however, that floor area devoted to parking within a
building shall not be considered in determining the total
floor area allowed; and provided, further, that the Planning
Commission may, by use permit, allow development to exceed
the .5 times the buildable area, up to a maximum of 1.0 times
the buildable area, for the development of marine - oriented
uses as defined in Section 20.62.070 D.
G. Transfer of Development Intensity. The Planning
-3-
Commission, by use permit, may provide for the transfer of
development intensity from any one or more parcels to any
other parcel or parcels, provided that suitable legally
binding agreements shall be established so as to assure that
the total building floor area permitted on said parcels
shall not exceed the floor area which would otherwise be
permitted by this chapter, and further provided the building
floor area on any one buildable site to which development
intensity has been transferred shall in no event exceed
one times the buildable area of the site.
H. Site Area. The Building Site Area required shall
be a minimum of 10,000 square feet. Minimum building site
frontage required shall be fifty feet.
20.62.040 Recreation and Marine Commercial. It is
the intent of this section to implement the General Plan
objectives, policies, general land uses and programs for private
use of land for that portion of this Specific Plan District
area southerly of Coast Highway. All uses and development in
this portion of this Specific Plan District shall conform to
the provisions of this section. It is further the intent of
this section to encourage a continuation of marine - oriented
uses; to maintain the marine theme or character of the area; to
encourage mutually supportive businesses, a continuity of
shopping and pedestrian orientation, and to prohibit uses which
would interrupt this continuity; and to encourage public physical
and visual access to the bay.
A. Uses Permitted.
1. Marinas, yacht clubs, yacht brokers, social
clubs, commercial recreation, boat sales, marine supply sales,
boat repair and servicing, sports fishing establishments,
hotels and motels, business and professional offices where
r�
J
a
marine related services are offered to the general public, •
and other uses which, in the opinion of the Planning Commission,
are of a similar nature. The Planning Commission's decision
may be appealed to the City Council.
2. Signs appurtenant to any permitted use.
-4-
•
B. Uses Requiring Use Permit. The following uses
will be permitted subject to first securing a use permit in
each case.
1. Manufacturing of marine products, new boat
construction, restaurants, marine service stations and gas
docks, drive in facilities, and other uses which, in the
opinion of the Planning Commission, are of a similar nature.
2. General retail and service commercial uses,
professional and business offices and light manufacturing,
provided that offices which do not provide direct services
to the public or which are not ancillary to or otherwise
permitted use and light manufacturing uses shall not occupy
any first floor space, and further providE34that said
retail, commercial office and light manufacturing uses
shall be in conjunction with one or more incentive use
and further provided that the incentive use shall occupy
a substantial portion of the site, including required
parking for the incentive use. Incentive use is defined
in Section 20.62.070 of this Chapter.
C. Height Limit. The height limit for all buildings
and other structures on a building site shall be 26
feet. However, this height limit may be exceeded, up to
a maximum of 35 feet, with a use permit, providing that
the Planning Commission, in granting such use permit, finds
that all the following criteria are met:
1. The development will provide for both public
physical and visual access to the bay within the limits
that public safety is insured and private property protected.
2. The increased building height would result in
increased public visual open space and views than would
result from compliance with the basic height limit. Particular
attention shall be given to the location and orientation of
the structure on the lot, the percentage of ground coverage,
and the treatment of all setback and open areas.
3. The increased building height would result in
a more desirable architectural treatment of the building
-5-
and a stronger and more appealing visual character of the
area within the general theme of a marine environment.
4. The increased building height would not result
in undesirable or abrupt scale relationships being created
between the structure and existing developments or public •
spaces. Particular attention shall be given to the total
bulk of the structure including both horizontal and vertical
dimensions.
5. The increase in height shall in no case
result in a floor area exceeding the floor area permitted
by Section 20.62.030.
E. Setback Requirements.
1. No side yard building setback shall be required,
except as may be required by the Planning Commission in
granting a use permit or site plan review approval.
2. No setback shall be required from the bulkhead
line, except as may be required by the Planning Commission
in granting a use permit or site plan review approval.
3. A minimum of 50 percent of any lot frontage •
abutting Coast Highway shall provide a building setback of
not less than 10 feet from Coast Highway right of way while
the remaining 50 percent of the lot frontage shall provide
a setback not less than 5 feet from the right of way line
of Coast Highway. Within this required setback area, no
structure or other intrusions shall be permitted, except
for landscaping, decks, paving, architectural features or
signs.
-
�0�6A�oa0. Retail and Service Commercial. It is the
intent of this section to implement the General Plan objectives,
policies, general land uses and programs, relating to private
use of land, for that portion of this Specific Plan District
located northerly of Coast Highway. All uses and development in •
this portion of this Specific Plan District shall conform to the
provisions of this section. It is further the intent of this
section to encourage the continuation of "marine- oriented" uses
and the "marine" theme or character of the area; to encourage
_I,
•
•
•
mutually supportive businesses, a continuity of shopping and
pedestrian orientation, and to prohibit uses which would interrupt
this continuity; and to minimize the number of curb cuts on
Coast Highway.
A. Uses Permitted:
1. Retail sales, yacht brokers, boat sales, marine
supply sales, boat repair and servicing, offices for
personal and professional services which are offered to
the general public, commercial recreation, hotels and
motels, and other uses which, in the opinion of the
Planning Commission, are of a similar nature. The decision
of the Planning Commission may be appealed to the City
Council.
2. Signs appurtenant to any use.
B. Uses Requiring Use Permit. The following uses
shall be permitted upon the granting of a use permit by
the Planning Commission:
1. Manufacturing of marine products, boat
construction, animal hospitals, auto sales and repair
Shops, gasoline service stations, cleaning establishments,
laundries, launderettes, outdoor markets, restaurants,
outdoor restaurants, drive -in and take -out restaurants,
drive -in facilities, outdoor sales establishments, pet
shops, public garages, theaters, used car sales lots, and
other uses which, in the opinion of the Planning Commission
are of a similar nature.
2. Office uses that do not provide direct services
to the public and which are not ancillary to another permitted
use. However, this type of office use shall not be
permitted to occupy any first floor space in any structure.
C. Height Limit. The height limit for all buildings
and other structures on a building site shall be
26 feet. However, this height limit may be exceeded, up
to a maximum of 35 feet, with a use permit, providing that
the Planning Commission, in granting such use permit, finds
-7-
that all the following criteria are met:
1. The increased building height would result in
more public visual open space and views than would result
from compliance with the basic height limit. Particular
attention shall be given to the location and orientation •
of the structure on the lot, the percentage of ground
coverage, and on the treatment of all setback and open
areas.
2. The increased building height would result in
a more desirable architectural treatment of the building and
a stronger and more appealing visual character of the area,
within a general theme of the marine environment.
3. The increased building height would not result
in undesirable or abrupt scale relationships being created
between the structure and existing developments or public
spaces. Particular attention shall be given to the total
bulk of the structure including both horizontal and vertical
dimensions.
4. The increased height shall in no case result in •
a floor area exceeding the floor area permitted by Section
20.62.030.
D. Setback Requirements:
1. A 12 foot wide setback along the
northerly side of Coast Highway shall be maintained for
potential future highway widening to an ultimate width of
112 feet.
2. A minimum of fifty percent (50 %) of any lot
frontage abutting Coast Highway shall provide a building
setback of not less than 10 feet from the above 12 foot
setback line while the remaining
fifty percent (50 %)
of the
lot frontage shall provide a setback not less than 5
feet
from the above 12 foot setback.
Within this setback
area,
no structure or other intrusions
shall be permitted
except
•
for landscaping, decks, paving,
architectural features
and
signs.
3. In any case where a
lot abuts upon the
side
M
-_k.
.0
or rear yard of a lot in a residential district, a minimum
setback of 5 feet shall be provided from said residential
district. within this setback area, no structure or other
intrusions shall be permitted except for landscaping, decks,
paving, architectura features and signs.
eZp. 0-- 060 0-
^^ ^�^. Site Plan Review.
A. Generally. The City Council finds, determines and
declares that the establishment of the Site Plan Review
procedures contained in this section are necessary to preserve
and promote the health, safety, and general welfare of the
community by achieving the following purposes.
1. To assure that development of properties in
Specific Area Plan areas will not preclude attainment of
the General Plan and Specific Area Plan objectives and
policies.
2. To protect and preserve the value of properties
• and to encourage high quality development thereof in
Mariners' Mile where adverse effects could result from
inadequate and poorly - planned landscaping and from failure
to preserve where feasible natural landscape features, open
spaces, and the like, and will result in the impairment of
the benefits of occupancy and use of existing properties in
such area.
3. To ensure that the public benefits derived from
expenditures of public funds for improvement and beautifica-
tion of streets and public facilities within Specific Area
Plan area shall be protected by the exercise of reasonable
controls over the layout and site location characteristics
of private buildings, structures and open spaces.
4. To promote the maintenance of superior site
• location characteristics adjoining Coast Highway, a thorough-
fare of city wide importance; to ensure that the community
benefits from the natural terrain, harbor and ocean; and to
preserve and stabilize the grounds adjoining said thorough-
fare, and to preserve and protect the property values in
said areas.
B. Application. Site Plan Review approval shall be •
obtained prior to the issuance of a building permit for
any new building to be constructed, or existing building
to be reconstructed or remodeled to increase the gross
floor area by fifty percent (50 %) or 2,500 square feet
whichever is less.
C. Plans and Diagrams to be Submitted. The following
plans and diagrams shall be submitted to the Planning
Commission for approval:
1. A plot plan, drawn to scale, showing the
arrangement of buildings, driveways, pedestrian ways,
off - street parking and off - street loading areas, land-
scaped areas, signs, fences and walks. The plot plan shall
show the location of entrances and exits, and the direction
of traffic flow into and out of off - street parking and •
loading areas, the location of each parking space and
loading space, and areas for turning and maneuvering vehicles.
The plot plan shall indicate how utility services and
drainage are to be provided.
2. A landscape plan, drawn to scale, showing the
locations of existing trees proposed to be removed and
proposed to be retained; and indicating the amount, type,
and location of landscaped areas, planting beds and plant
materials with adequate provisions for irrigation.
3. Grading plans when necessary to ensure develop-
ment properly related to the site and to surrounding
properties and structures.
4. Scale drawings of exterior lighting showing
size, location, materials, intensity and relationship is
to adjacent streets and properties.
5. Architectural drawings, renderings or sketches,
drawn to scale, showing all elevations of the proposed
-10-
-1,
buildings and structures as they will appear upon
completion.
6. Any other plans, diagrams, drawings or
additional information necessary to adequately consider
• the proposed development and to determine compliance with
the purposes of this chapter.
D. Fee. The applicant shall pay a fee as established
by resolution of the City Council to the City with each
application for Site Plan Review under this chapter.
E. Standards. In addition to the general purposes
set forth in subsection 1 in order to carry out the purposes
of this chapter as established by said section, the site
plan review procedures established by this section shall
be applied according to and in compliance with the follow-
ing standards, when applicable;
1. To ensure that sites subject to Site Plan Review
under the provisions of this chapter are graded and developed
with due regard for the aesthetic qualities of the natural
• terrain, harbor, and landscape, and that trees and shrubs
are not indiscriminately destroyed.
2. To ensure that buildings, structures and signs
are properly related to their sites and,are in keeping with
the character of the neighborhood and surrounding sites and
are not detrimental to the orderly and harmonious development
of their surroundings and of the city.
3. To ensure that open spaces, parking areas,
pedestrian walks, illumination and landscaping (including
sufficient irrigation facilities) are adequately related
to the site and are arranged to achieve a safe, efficient
and harmonious development, to accomplish the objectives
as set forth in this chapter.
4. To ensure that sites are developed to achieve
• a harmonious relationship with existing and proposed
adjoining developments.
-11-
5. To ensure, when feasible, effective conceal-
ment of electrical and similar mechanical equipment and
trash and storage areas.
6. The Site Plan Review process shall endeavor
to ensure that proposed improvements will not impair the
desirability of investment or occupancy nearby; and
originality in site planning and landscaping shall not be
suppressed.
7. To ensure that the site plan and layout of
the buildings, parking areas, pedestrian and vehicular
access ways, and other site features gives proper considera-
tion to the functional aspects of the site development.
8. To ensure that the proposed development is in
keeping with the desired character of the Specific Area
Plan area as identified by the General Plan and the Specific
Area Plan.
9. To ensure that the proposed development is
consistent with the General Plan policies; and to ensure
that the proposed development will not preclude the attain-
ment of the Specific Area Plan objectives.
r
U
F. Action by the Planning Commission. If all applicable
•
standards established by this section are met, the Planning
Commission shall approve the development. Conditions may be
applied when the proposed development does not comply with
applicable standards and shall be such as to bring said
development into conformity. If the development is disapproved,
the Commission shall specify the standard or standards that
are not met. Failure of the Commission to act within thirty
(30) days from the date the drawings are submitted shall
be deemed an approval of the plans and diagrams unless the
applicant consents to an extension of time.
A Site Plan Review decision of the Planning
Commission shall be subject to review by the City Council
either by appeal, or upon its own motion, or upon the
request of the Commission. The action of the Commission
-12-
on any Site Plan Review shall be final and effective
twenty -one (21) days, following the Commission action
• thereon unless, within the twenty -one (21) day appeal
period an appeal in writing has been filed by the applicant,
the Commission has requested a review of its decision, or
unless the City Council, not more than twenty -one (21)
days after the Commission action, on its own motion,
elects to review and act on the action of the Commission,
unless the applicant consents to an extension of time.
The City Council may affirm, reverse or modify the decision.
Such action by the City Council shall be final.
G. Appeal to the City Council. Any Site Plan Review
decision of the Commission may be appealed to the City Council
by the applicant at any time within twenty -one (21) days
after the date of the Commission decision. An appeal to the
City Council shall be taken by filing a letter of appeal in
• duplicate, with the Department of Community Development.
Such letter shall set forth the grounds upon which the appeal
is based.
H. Action by the City Council. An appeal shall be
heard and acted on by the City Council within thirty (30)
days after the Commission action, unless the applicant
consents to an extension of time. The City Council may
affirm, reverse or modify the decision of the Commission.
Such action by the City Council shall be final.
Z. Lapse of Site Plan Review Approval. Site Plan
Review approval shall lapse and shall be void one year
following the date upon which the plans and diagrams were
approved, as provided in this section, unless prior to
the expiration of said one (1) year period a building permit
• is issued and subsequently construction is diligently pursued
until completion, or unless an extension of time is granted
by either the Commission or City Council, whichever took
-13-
the final act
20.62.07
Definitions. For the purpose of j his
used herein shall have meanings
s subsection. All definitiovis described
chapter, certain to ms
assigned to them by h
in Section 20.87 of t
where there is a confl
shall take precedence.
A.
.,r, . ..
Municipal Code shall prey "1 except
ct with this Specific P1a7District
Recreation. A
use
designed primarily fo activities, in or out of doors,
which are generally ass ciated with le'sure time activities,
examples include: tennis courts, racq etball, swimming
clubs, and other uses of similar
B. Personal /Prof$ss
or store, providing serviceA
including, but not limited t
barbers, photographers and a
C. Buildable Area.
for the purpose of this c
building site, excluding
by this ordinance from
Setback areas in addit on
bas
L
to the
by use permit, resub ivision or
reduce the buildabl area for p
building intensity.
ature.
Services. An office
tly to the general public,
hitects, attorneys, brokers,
term "buildable area"
all mean the area of a
minimum setback required
y and /or any "R" District.
f rementioned required
di ication will not
lose of calculating
D. Inc ntive Uses. For the pu pose of this
chapter the fo owing uses shall be consi ered "incentive
uses ": boat 1 ttering, boat registration, oat rentals,
boat yards, arine canvas and upholstery, ma ine carpentry,
and wood w rk, charters, compass scales, service and adjust-
ing, docu entation services, marine electrical and
generat'ng equipment and repairs, marine electr nic sales
and se vice, marine engine sales, service and re air,
fibe glass repairs and supplies, fishing supplie and
equipment, flags, emblems, trophies, fuel docks, m rine
-14-
I 1
•
y
i
the final action.
20.62.070. Definitions. For the purpose of this
chapter, certain terms used herein shall have meanings
assigned to gt em by this subsection. All definitions described
Ch�Q'%tr '
in Seetren 20.87 f the Municipal Code shall prevail except
where there is a conflict with this Specific Plan District
in which case the following shall take precedence.
A. Commercial Recreation. A commercial use
designed primarily for activities, in or out of doors,.
which are generally associated with leisure time activities,
examples include: tennis courts, racquetball, swimming
clubs, and other uses of a similar nature.
B. Personal /Professional Services. An office
or store, providing services directly to the general public,
including, but not limited to, architects, attorneys, brokers,
barbers, photographers and artists.
C. Buildable Area. The term "buildable area"
for the purpose of this chapter shall mean the area of a
building site, excluding any basic minimum setback required
by this ordinance from Coast Highway and /or any "R" District.
Setback areas in addition to the aforementioned required
by use permit, resubdivision or modification will not
reduce the buildable area for purposes of calculating
building intensity.
D. Incentive Uses. For the purpose of this
chapter the following uses shall be considered "incentive
uses ": boat lettering, boat registration, boat rentals,
boat yards, marine canvas and upholstery, marine carpentry,
and wood work, charters, compass scales, service and adjust-
ing, documentation services, marine electrical and
generating equipment and repairs, marine electronic sales
and service., marine engine sales, service and repair,
fiber glass repairs and supplies, fishing supplies and
equipment, flags, emblems, trophies, fuel docks, marine
-14-
7/19/77
•
•
E
•
hardware equipment and supplies, holding tank installation
and service, sailing /boating instruction, marine insurance,
launching and hoists, boat leasing, boat maintenance and
repair, mast and rigging supplies and.service, nautical
charts, nautical instruments, nautical decor, marine plumbing
and water systems, publications - nautical; fabrication
and maintenance of pulpits and rails, marine surveyors,
underwater services, yacht brokers, yacht clearance, and
other uses which, in the opinion of the Planning Commission,
are of a similar marine oriented nature.
SECTION 2. The Director of Community Development
Department of the City of Newport Beach is
and directed to change Districting Map No.
changes described in Section 1 hereof, and
Map shall have been so amended, the same s
force and effect and be a part of Title 20
Municipal Code.
hereby instructed
4 to show the zoning
as said Districting
Zall be in full
of the Newport Beach
SECTION 3. This Ordinance shall be published once
in the official newspaper of the City, and the same shall be
effective thirty (30) days after the date of its adoption.
This Ordinance was introduced at a regular meeting of
the City Council of the City of Newport Beach held on the 25th
day of April , 1977, and was adopted on the 9th day of
May , 1977, by the following vote, to wit:
ATTEST:
City Clerk
AYES, COUNCILMEN: Dostal, Barrett, Kuehn,
McInnis, Rogers, Williams
NOES, COUNCILMEN: None
ABSENT COUNCILMEN: �Rycckkoffff
Mayor
CERTIFIED AS THE ORIGINAL AND
CERTIFIED AS TO PUBLICATION
1 1 1977
DATE..............................
HRC:yz
3/17/77
ITY CIERK OF TH: C17Y CF N ORT eFAGN 4/12/77
-15-