Loading...
HomeMy WebLinkAbout177C SANDY'S REMODEL TO DENNY'S\,i�zry. i�.la1L.. fY _ +A--� _ •. a r 4 oif 1PDm nu S:D®=(zorP,(2v POST OFFICE BOX 1977, PALM DESERT, CALIFORNIA 92261 TELEPHONE (619) 346-0611 September 29, 1983 ARCHITECTURAL REVIEW COMMISSION ACTION CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637 and HEATH SIGN COMPANY, 3225 Lacy Street, Los Angeles, CA 90031. NATURE OF PROJECT/APPROVAL SOUGHT: Request to increase the letters on the Denny's sign to 28 inches. LOCATION: Northwest corner of Highway III and Monterey. ZONE: C-1, S.P. Upon reviewing the submitted plans and the presentations by the staff and by the applicant, the architectural review commission approved the sign with the letter "D" and the letter "Y" being 28 inches in height with a minimum 4 inch border above and below said letters. Date of Action: September 27, 1983 Vote: 4-1 (Commissioner Cook voted nay) (An appeal of the above action may be made in writing to the city clerk of the City of Palm Desert within fifteen (15) days of the date of the decision.) STAFF COMMENTS: Please read the attached minutes. ARCHITECTURAL REVIEW COMMISSION MINUTES SEPTEMBER 27, 1983 CASE NO. 182 C (CONTINUED): r REVISION TO Mr. Sandy Baum representing the applicant indicated that although the sign was not designed by an architect, the sign man did try and match it to the existing building by adding the tile roof. The two columns are the original ones used for the previous sign and he agreed that they should have matched them to the building. He then indicated that the planter already has plants in it. Mr. Baum then asked if the commission would accept the sign with a larger planter and the deletion of the tile. The commissioners did not feel this would be acceptable. They reiterated that it should be redesigned and the leg stands should be de-emphasized. On a motion by Commissioner Cook, seconded by Commissioner Martin, the wall sign was approved as submitted and the sign board itself was accepted for its graphics with the rest of the sign being sent back to be redesigned and resubmitted with a detailed site plan and landscape plan. Motion carried 4-0-1 with Chairman Gregory abstained. 3. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637 and HEATH SIGN COMPANY, 3225 Lacy Street, Los Angeles, CA 90031. NATURE OF PROJECT/APPROVAL SOUGHT: Request to increase the letters on the Denny's sign to 28 inches. LOCATION: Northwest corner of Highway III and Monterey. ZONE: C-1, S.P. Mr. Smith indicated that the commission had reconsidered the signs for Denny's at its meeting of September 13, 1983 and agreed to enlarge the permitted height of the "D" and "Y" to 24 inches with the remainder of the letters being 20 inches as had been the original approval for all letters. The applicant is here today to suggest that they be allowed to go to 28 inches on the "D" and the "Y". Mr. Ron McKenzie stated that if the "D" and "Y" letters are 24 inches, the logo would be out of proportion. He indicated that the "D" and "Y" would be form faced letters which are better looking than just flat faced letters. Commissioner Holden asked if the owners of Denny's were aware that the restaurant had a problem with the venting because of the parapet height. They had to attach large pipes to all the vent pipes in order to handle the ventilation. Mr. McKenzie indicated that the kitchen would be upgraded and this problem would be resolved when it is remodeled. Commissioner Holden stated they would not be tearing out the slab, so the problem would probably remain. On a motion by Commissioner Martin, seconded by Commissioner Leung, the sign was approved with the letter "D" and the letter "Y" being 28 inches in height with a minimum 4 inch border above and below said letters. Motion carried 4-1 (Commissioner Cook voted nay). -4- ARCHITECTURAL REVIEW COMMISSION AGENDA SEPTEMBER 27, 1983 B. Preliminary Plans: 1. CASE NO: 240 MF APPLICANT (AND ADDRESS): MICHAEL N. SCURO, 81-211 Helen Avenue, Indio, CA 92201. NATURE OF PROJECTT/PPR/ OVAL SOUGHT: Preliminary approval of plans for a triplex. LOCATION: North ide of Santa Rosa Way, 2nd lot east of San Pascual Avenue. ZONE: R-2 02_.CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637 and HEATH SIGN COMPANY, 3225 Lacy Street, Los Angeles, CA 90031. NATURE OF PROJECT/APPROVAL SOUGHT: Request to increase the letters on the Denny's sign to 28 inches. LOCATION: Northwest corner of Highway II I and Monterey. ZONE: C-1, S.P. The applicant has requested to address the commission. IV. DISCUSSION ITEMS: None V. ADJOURNMENT - 2 - I AGENDA PALM DESERT ARCHITECTURAL REVIEW COMMISSION TUESDAY - SEPTEMBER 27, 1983 2:00 P.M. CITY HALL COUNCIL CHAMBER STUDY SESSION WILL BEGIN AT 1:00 P.M. I. Approval of minutes of the September 27, 1983, meeting. II. Minute motion approving cases found acceptable at the study session. III. CASES: A. Final Drawings: 1. CASE NO: 69 C AMENDMENT APPLICANT (AND ADDRESS): JACK KLOTZ, THE PALM TREE RESTAURANT, 73-520 El Paseo, Palm Desert, CA 92260. NATURE OF PROJECT/APPROVAL SOUGHT: Request to install a canopy from the entry to the street. LOCATION: 73-520 El Paseo ZONE: C-1, S.P. 2. CASE NO: 183 C APPLICANT (AND ADDRESS): PALM DESERT SENIORS' ASSOCIATION, INC., MR. HANK CLARK, 73-241 Highway 111, Palm Desert, CA 92260 and JOHN OUTCAULT, ARCHITECT, 74-133 El Paseo, Palm Desert, CA 92260. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of plans for the first phase of the senior center. LOCATION: Northwest corner of Catalina and San Pascual. ZONE: R-1, 10,000 3. CASE NO: 246 MF APPLICANT (AND ADDRESS): HUGH THORSON, 45-278 Deep Canyon, Apt. 106 A, Palm Desert, CA 92260. NATURE OF PROJECT/APPROVAL SOUGHT: Approval of a shade structure over parking areas for an apartment complex. LOCATION: North of Sagebrush between Deep Canyon and Shadow Hills Road. ZONE: R-3 -1- r1 - POST OFFICE BOX 1977, PALM DESERT, CALIFORNIA 92261 TELEPHONE (619) 346-0611 September 14, 1983 ARCHITECTURAL REVIEW COMMITTEE ACTION CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC. 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of landscape plans. LOCATION: Northwest corner of Highway II I and Monterey. ZONE: C-1, S.P. Upon reviewing the submitted plans and the presentations by the staff, the architectural review committee approved the landscape plan and the sign subject to the condition listed in the minutes. Date of Action: September 13, 1983 Vote: 4-0. (An appeal of the above action may be made in writing to the city clerk of the City of Palm Desert within fifteen (15) days of the date of the decision.) STAFF COMMENTS: See attached minutes. ARCHITECTURAL REVIEW COMMISSION MINUTES SEPTEMBER 13, 1983 2. CASE NO. 855 SA (CONTINUED): The commissioners reviewed the colors used in the sign and felt they were acceptable: On a motion by Commissioner Holden, seconded by Commissioner Cook, the single faced internally illuminated business identification sign was approved subject to its height being the same as the height of the Liquor Barn sign, with the graphics to be approved by staff. Motion carried unanimously 4-0. 3. CASE NO: 177 C :Y APPLICANT (AND ADDRESS): DENNY'S, INC. 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of landscape plans. LOCATION: Northwest corner of Highway III and Monterey. ZONE: C-1, S.P. Mr. Smith indicated that this application was before the commission for final approval of the landscape plans. The commission had requested at its July 26, 1983 meeting, that "a more detailed plan be submitted with special attention and information being given to the view of the building from the north side. The trees utilized on this project should tie-in with those used at the Palm Desert Town Center and all other material shown shall be called out". Commissioner Gregory reviewed the plans and felt they were acceptable. Mr. Smith asked the commission for clarification as to the size of letters approved for the fascia signs. On a motion by Commissioner Cook, seconded by Commissioner Leung, the landscape plan was approved and it was clarified that the fascia sign letters be 20 inches high maximum except for the "D" and the "Y" which may be 24 inches. Motion carried 4-0. V. ADJOURNMENT: - On a motion by Commissioner Leung, seconded by Commissioner Cook, the meeting was adjourned at 2:20 p.m. /pa -3- STE E SMITH, Associate Planner ADDENDUM TO THE AGENDA SEPTEMBER 13, 1983 6. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of landscape plans. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1, S.P. I ti CrTES- MINUTES PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY - JULY 26, 1983 2:00 P.M. - CITY HALL COUNCIL CHAMBER I. The meeting was called to order at 2:30 P.M. II. Members Present: Member Absent:. Staff Present: Ron Gregory Rick Holden Charles Martin Bernie Leung Al Cook Ramon A. Diaz Stan Sawa Patricia Armitage On a motion by Commissioner Holden, seconded by Commissioner Martin, the minutes of the July 12, 1983, meeting were approved as written. Motion carried unanimously 4-0. CASES: A. Final Drawings: 1. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Approval to remodel an existing restaurant and sign approval. LOCATION: Northwest corner of Highway 111 and Monterey. ZONE: C-11 S.P. Mr. Diaz reviewed the staff report and indicated that the commission had expressed concern at the study session over the landscape plan and selection of the planting materials used. The elevations were acceptable. Chairman Gregory felt a design providing a more attractive impact from the street should be presented. The trees should relate to the town center trees. Commissioner Leung recommended that, the north side be softened with more landscaping. The existing concrete on the north side of the building could be replaced with planters. Commissioner Martin agreed that the landscaping should tie-in with the town center. Regarding the signs, Commissioner Leung indicated that he would like to see the yellow background on the signs toned down to an off-white or tan with a dark black frame and that the signage should relate more to the Palm Desert Town Center. Chairman Gregory stated that everyone should not be forced to use one particular band of colors. It would be a good idea to allow a toned down yellow instead of all the signs in the city being brown, rust and ivory. Mr. Ron McKenzie, representing Heath Sign Company of Los Angeles, indicated that he understood the commissioners' objectives -1- ARCHITECTURAL REVIEW COMMISSION MEETING MINUTES JULY 26, 1983 CASE NO. 177 C - DENNY'S RESTAURANT (CONTINUED): in the color selection since he is aware that the desert community appreciates earth tones but agreed with Chairman Gregory that everything should not be rust, ivory and brown. He felt an agreement could be reached over another selection of colors. Relative to the signs he asked if the problem concerning the east facing sign had been resolved. Mr. Diaz responded that it was city owned property that had been turned over to the redevelopment agency and it is not a parking lot. The east facing sign would not be permitted; however, the detached ground sign would take care of the westbound traffic. Commissioner Martin recommended a sign be placed facing the north side. The commissioners were concerned over the sign colors. After discussing the various alternatives Mr. McKenzie agreed with staff's selection of Nos. 2380, 2325 and 2418 and indicated that he would relay the message to the applicant. There was also some concern over the size of the letters on the parapet sign. The applicant indicated that they are standard sized letters which are mass produced for all the Denny's Restaurants. Commissioner Holden asked if the parapet height could be increased a couple of inches. Mr. McKenzie replied that this matter was out of his jurisdiction. Mr. Diaz recommended that the size of the letters on the parapet signs be a maximum of 20 inches. On a motion by Commissioner Holden seconded by Commissioner Martin, the final plans for the elevations were approved. In terms of the landscape plan, a more detailed plan should be submitted with special attention and information being given to the view of the building from the north side. The trees utilized on this project should tie-in with those used at the Palm Desert Town Center and all other material shown shall be called out. The signs were approved with the letters on the parapet being a maximum height of 20 inches utilizing a 2325 yellow and the freestanding sign shall have a background of 2325 yellow. The word Denny's will be in 2380 rust and the other lettering will be in 2418 brown. Motion carried unanimously 4-0. 2. CASE NO: 176 C APPLICANT (AND ADDRESS): PALM DESERT BOARD OF REALTORS, 73-647 Highway 111, Palm Desert, CA 92260 and WILLIAM SEXTON, 71-537 Highway 111, RANCHO MIRAGE, CA 92270. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of plans for an office building. LOCATION: West side of Monterey Avenue, opposite west end of Guadalupe Avenue. ZONE: R-2, S.P. -2- I POST OFFICE BOX 1977, PALM DESERT, CALIFORNIA 92261 TELEPHONE (619) 346-0611 ARCHITECTURAL COMMITTEE ACTION CASE NO- 177 C APPLICANT: DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT: Approval to remodel an existing restaurant and sign approval. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1, S.P. Upon reviewing the submitted plans and the presentations by the staff and by the applicant, the architectural committee approved the elevations for this project, the applicant was requested to resubmit the landscape plan and the signs were approved subject to revisions. Date of Action: July 26, 1983 Vote: 4-0 (An appeal of the above action may be made in writing to the city clerk of the City of Palm Desert within fifteen (15) days of the date of the decision.) STAFF COMMENTS: See attached minutes. MINUTES PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES TUESDAY - JULY 26, 1983 2:00 P.M. - CITY HALL COUNCIL CHAMBER I. The meeting was called to order at 2:30 P.M. Members Present: Member Absent: Staff Present: Ron Gregory Rick Holden Charles Martin Bernie Leung Al Cook Ramon A. Diaz Stan Sawa Patricia Armitage On a motion by Commissioner Holden, seconded by Commissioner Martin, the minutes of the July 12, 1983, meeting were approved as written. Motion carried unanimously 4-0. II. CASES: A. Final Drawings: 1. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Approval to remodel an existing restaurant and sign approval. LOCATION: Northwest corner of Highway I II and Monterey. ZONE: C-1, S.P. Mr. Diaz reviewed the staff report and indicated that the commission had expressed concern at the study session over the landscape plan and selection of the planting materials used. The elevations were acceptable. Chairman Gregory felt a design providing a more attractive impact from the street should be presented. The trees should relate to the town center trees. Commissioner Leung recommended that the north side be softened with more landscaping. The existing concrete on the north side of the building could be replaced with planters. Commissioner Martin agreed that the landscaping should tie-in with the town center. Regarding the signs, Commissioner Leung indicated that he would like to see the yellow background on the signs toned down to an off-white or tan with a dark black frame and that the signage should relate more to the Palm Desert Town Center. Chairman Gregory stated that everyone should not be forced to use one particular band of colors. It would be a good idea to allow a toned down yellow instead of all the signs in the city being brown, rust and ivory. Mr. Ron McKenzie, representing Heath Sign Company of Los Angeles, indicated that he understood the commissioners' objectives -1- ir ajv ARCHITECTURAL REVIEW COMMISSION MEETING MINUTES JULY 26, 1983 CASE NO. 177 C - DENNY'S RESTAURANT (CONTINUED): in the color selection since he is aware that the desert community appreciates earth tones but agreed with Chairman Gregory that everything should not be rust, ivory and brown. He felt an agreement could be reached over another selection of colors. Relative to the signs he asked if the problem concerning the east facing sign had been resolved. Mr. Diaz responded that it was city owned property that had been turned over to the redevelopment agency and it is not a parking lot. The east facing sign would not be permitted; however, the detached ground sign would take care of the westbound traffic. Commissioner Martin recommended a sign be placed facing the north side. The commissioners were concerned over the sign colors. After discussing the various alternatives Mr. McKenzie agreed with staff's selection of Nos. 2380, 2325 and 2418 and indicated that he would relay the message to the applicant. There was also some concern over the size of the letters on the parapet sign. The applicant indicated that they are standard sized letters which are mass produced for all the Denny's Restaurants. Commissioner Holden asked if the parapet height could be increased a couple of inches. Mr. McKenzie replied that this matter was out of his jurisdiction. Mr. Diaz recommended that the size of the letters on the parapet signs be a maximum of 20 inches. On a motion by Commissioner Holden seconded by Commissioner Martin, the final plans for the elevations were approved. In terms of the landscape plan, a more detailed plan should be submitted with special attention and information being given to the view of the building from the north side. The trees utilized on this project should tie-in with those used at the Palm Desert Town Center and all other material shown shall be called out. The signs were approved with the letters on the parapet being a maximum height of 20 inches utilizing a 2325 yellow and the freestanding sign shall have a background of 2325 yellow. The word Denny's will be in 2380 rust and the other lettering will be in 2418 brown. Motion carried unanimously 4-0. 2. CASE NO: 176 C APPLICANT (AND ADDRESS): PALM DESERT BOARD OF REALTORS, 73-647 Highway 111, Palm Desert, CA 92260 and WILLIAM SEXTON, 71-537 Highway 111, RANCHO MIRAGE, CA 92270. NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of plans for an office building. LOCATION: West side of Monterey Avenue, opposite west end of Guadalupe Avenue. ZONE: R-2, S.P. -2- AGENDA ITEM NO: III-A-1 DATE: July 26, 1983 ARCHITECTURAL COMMISSION CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16-700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Approval to remodel an existing restaurant and sign approval. LOCATION: Northwest corner of Highway III and Monterey. ZONE: C-1, S.P. BACKGROUND: On November 9, 1982, the board reviewed preliminary plans for the remodel of the existing Sandy's Restaurant. At that time there were several concerns (see attached minutes and staff report dated November 9, 1982). The applicant has reduced the scope of the remodel. PRESENT PROPOSAL: The exterior changes proposed at this time are as follows: 1. Installation of landscaping. 2. Removal of nonconforming sign and replacement. LANDSCAPE PLAN: The landscape plan proposed can best be described as minimal. Four Goldenmain trees (24" box) and three Mondale Pine trees (15 gallon) are the extent of the tree planting. The rest of the planting is shrubs. No groundcover is delineated. The landscape plans also do not indicate that screen walls or a landscape buffer will separate the parking lots from the street as required by code. NEW SIGNS: The remodel of Sandy's also results in the name being changed to Denny's. As a result the nonconforming signs on the site must be removed. Any new signs must comply with current code. The applicant is proposing a monument sign in the planter area west of the entry from Highway 111. In addition, three wall mounted signs are proposed on the screen wall at the top of the roof. The monument sign will have a total height of 11 feet and a sign area of 37Yz square feet. The base of the sign will be 6 feet high made of extruded aluminum and painted cafe grey. The sign will have a yellow background and use red and brown letters. The red letters will have a black trim cap. The wall signs are proposed for the south, west and east. These signs are each 20 square feet. The east facing sign is not permitted by code because it faces private property. The other two signs comply with code. These signs are individual letters, yellow in color with gold trim cap edges. -1- CASE NO. 177 C JULY 26, 1983 RECOMMENDATION: That the commission review the proposed changes for Case No. 177 C to determine acceptability of the plans as submitted. /pa - 2 - MINUTES PALM DESERT DESIGN REVIEW BOARD NOVEMBER 9, 1982 Mr.. Smith presented the staff report during study session and indicated that .the proposed units would be a continuation of the existing style of architecture. On a motion by Mr. Cook, seconded by Mr. Holden, to approve- two new unit types for Chaparral Country Club. Carried unanimously 6-0. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval to remodel an existing restaurant and repair the parking lot. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1 S.P. Mr.. Smith presented the. staff ,report and reviewed the,. changes that were being proposed. He indicated that because of the widening to Monterey, the existing on -street parking adjacent to Monterey would be eliminated. Mr. Smith noted that the existing Sandy's pole sign will be removedand a new sign program will be submitted. In regards to landscaping, a plan had. not been submitted. but a condition requiring that the applicant submit a landscape plan was recommended. Some of staff's concerns included the number of parking spaces and.their location relative to the entrance to the restaurant. The board was concerned with the landscaping and entrance location. They felt that a. landscape plan should be submitted. to show proper landscaping in front and rear of the restaurant.. MR. FRANK: GHALILI, representative: of. Denny's,. stated that they are ,proposing their remodeling to - match the Palm Desert Town Center. He indicated: that if they were to be required to relocate the entrance to the restaurant they would have to redesign the structure, which they do not want to do. Mr. Leung suggested that the entrance which is located on the south side of the building with the doors facing east, be changed to have the doors face,west. He felt this would not change the structure but would make the entry closer to the parking area. Mr. Ghalili stated that. this would still require redesigning of the structure. The board expressed concern for the need of a planter area along the north wall. The existing walkway in the rear could be replaced with a planter area. Because of these concerns the board felt that a restudy should be made to address the concerns outlined in the staff report as well as the redesign of the front entrance and the redesign of the north elevation and/or installation of. landscape planter adjacent to the north wall:. Motion by Mr. Cook, seconded by Mr. Holden, instructing applicant to restudy plans to meet concerns expressed by board... Carried unanimously 6-0. V. DISCUSSION ITEMS - NONE-, -2- r: AGENDA ITEM NO: III-B-2 DATE: November 9, 1982 DESIGN REVIEW BOARD CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval to remodel an existing restaurant and repair the parking lot. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1 S.P. The owners of Sandy's restaurant are proposing a major remodel to the existing restaurant and conversion to Denny's. As a result of intersection improvements at Highway Ill and Monterey, the lot to the east will be reconstructed. SITE PLAN: As a result of Monterey Street, widening some 50 feet of parking adjacent to Monterey will be lost. Two way driveways will be provided to Monterey, to Highway 111 and to the Palm Desert Town Center parking lot. All of the parking will be located to the west and north of the building. The on -street parking will be eliminated. The parking lot layout provides for adequate traffic circulation. ELEVATIONS: The existing building elevations will be changed substantially. The existing board and batten walls and crushed white stone roof will be replaced with aspen white stucco and a red fiberglass tile roof. A dark colored wood trim accent will be retained around the glass areas. In addition a series of bay windows are proposed on the east, west and south elevations. The proposed elevations are acceptable. LANDSCAPING: A landscape plan has not been provided but will have to be submitted and approved prior to any further approval by the board. Proposed planting on the right-of-way will have to be reviewed and approved by the public works department. The landscape plan should provide for landscaping in and around the parking area in addition to the area in front of the building presently filled with stone. SIGNS: The existing pole sign located west of the driveway from Highway Ill does not conform to the ordinance and will have to be removed. The applicant has indicated a new sign program will be submitted. This will be reviewed through the board. Sandy's restaurant predates the incorporation of the city and exists without benefit of a conditional use permit. The city will be acquiring the easterly 50 feet of the lot adjacent to Monterey for street widening purposes. The existing restaurant has an area of some 4998 square feet which according to code, requires 75 parking spaces. Although the existing lot is not striped, some 52 spaces could be provided. - 1 - 1. • !r1 /` CASE NO. 177 C NOVEMBER 9, 1982 The proposed remodel will add some 313 square feet of area to the building (137 square feet in bay windows and 176 square feet by relocating the trash enclosure and enclosing that area at the northwest corner of the building. Accompanying this additional area is a loss of eight parking spaces (4 due to road widening acquisition by the city and 4 due to the driveway connection to the Palm Desert Town Center. In addition, the present on -street parking on the frontage road (10-12 spaces) will be eliminated. Concomitant with the above concerns is the entry to the restaurant will remain 100 feet from the nearest parking space parking spaces. RECOMMENDATION: the fact that even with the remodeling proposed, in its present location which will be in excess of and in the range of 200 feet from the majority of That Case No. 177 C remodel and conversion of Sandy's Restaurant to Denny's be granted preliminary approval subject to the following conditions: /pa 1. That the applicant apply for and receive approval of a conditional use permit to permit a restaurant use of some 5300 square feet while providing 44 parking spaces. 2. That the existing nonconforming pole sign be permanently removed and replaced with a conforming sign to be approved by the board. 3. That a landscape plan be prepared and submitted delineating the location of planting materials, sizes, types and other necessary data. 4. That required screen walls or plantings be provided to screen the parking areas from view from Monterey and Highway 111. 5. Construction plans shall be submitted for approval to the city fire marshal prior to issuance of building permits. All conditions shall be made a part of construction and no certificate of occupancy shall be issued until completed. 6. Final construction drawings, including a final landscaping, grading, lighting, amenities, trash storage, walkway layout, irrigation plans and sign program shall be submitted to the design review board. No final inspection or occupancy permit shall be given by the department of environmental services to this project until the aforementioned approved plans and construction shall have been completed. -2- loll July 15, 1983 tV DENNY'S ARCHITECTURAL SERVICES 16700 VALLEY VIEW AVENUE, P.O. BOX 3710. LA MIRADA, CA 90637 • (714) Planning Department City of Palm Desert 45275 Prickly Pear Lane Palm Desert, CA 92260 Attention: Mr. Ray Dias Planning Director Reference: Denny's Restaurant #454 Palm Desert, CA Dear Mr. Dias: As per our recent telephone conversation, we are submitting to you a copy of the specifications for the roof tile material and color, which will match the tile used at the adjacent shopping center. The use of this material was also recommended by the Building Department for the purpose of additional fire protection. The elevations that were reviewed and approved by you are what we are going by. As you remember, the exterior colors tend to match that of the shopping center. Heath & Company will be the sign company representing us at the Design Review Board, if you have any questions regarding the signs. For your information, I have also attached the Landscape Plan that reflects the amount of work on this project site which does not have any planting area at this time. Once again, I appreciate your assistance and hope to work with you on future projects. Sincerely, DENNY'S CHITEC.TURAL SoEaRVGII. C'E�S Fra7 Project Architect FG/blb cc: Don Miller George Steplock Fred Hollis Mark Shipman Ray Smith "" DENNY'S ARCHI'--- TURAL SERVICE 16700 VALLEY VIEW AVENUE P.O. BOX 3710 LA MIRADA, CA 90637 714/739-8100 TO PLANNING DEPARTMENT — CITY HALL P.O. BOX 1977 — 45-275 PRICKLY PEAR LN PALM DESERT, CA 92261 GENTLEMEN: WE ARE SENDING YOU ❑ Shop drawings ❑ Copy of letter DATE 7-7-83 Dora NO. 454 �TTEMTIOM RAY DIAS RE PALM DESERT, CA Attached ❑ Under separate cover. via Yff Prints PIa hM ❑ Change order ❑ the following items: ❑ Samples ❑ Specifications COPIES DATE NO. DESCRIPTION 2 SETS OF SIGNED PLANS _ THESE ARE TRANSMITTED as checked below X6 For approval ❑ Approved as submitted ❑ Resubmit copies for approval X& For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints XK For review and comment ❑ ❑ FOR BIDS DUE 19 PRINTS RETURNED AFTER LOAN TO US REMARKS IN ORDER TO COMPLY WITH YOUR REQUIREMENTS, WE HAVE PROPOSED A REDUCTION IN HEIGHT FOR THE EXISTING SIGN AS PER THE ATTACHED PLANS. PLEASE REVIEW AND LET US KNOW OF YOUR COMMENTS. FOR YOUR INFORMATION, WE HAVE CLEARANCE FROM THE BUILDING DEPT AND WE WILL START REMODELING VERY SOON. WE HOPE WE CAN PROVIDE YOUR COMMUNITY WITH FURTHER SERVICES. THANK YOU COPY TO RAY SMITH, GEORGE STEPLOCK_- 'a%LiE��-van=<����� SIGNEDQ If enuosDree are net as noted, e�ndly notdy we at once. FRANK GHALILI MINUTES PALM DESERT DESIGN REVIEW BOARD NOVEMBER 9, 1982 Mr. Smith presented the staff report during study session and indicated that the proposed units would be a continuation of the existing style of architecture. On a motion by Mr. Cook, seconded by Mr. Holden, to approve two new unit types for Chaparral Country Club. Carried unanimously 6-0. CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval to remodel an existing restaurant and repair the parking lot. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1 S.P. Mr. Smith presented the staff report and reviewed the changes that were being proposed. He indicated that because of the widening to Monterey, the existing on -street parking adjacent to Monterey would be eliminated. Mr. Smith noted that the existing Sandy's pole sign will be removed and a new sign program will be submitted. In regards to landscaping, a plan had not been submitted but a condition requiring that the applicant submit a landscape plan was recommended. Some of staff's concerns included the number of parking spaces and their location relative to the entrance to the restaurant. The board was concerned with the landscaping and entrance location. They felt that a landscape plan should be submitted to show proper landscaping in front and rear of the restaurant. MR. FRANK GHALILI, representative of Denny's, stated that they are proposing their remodeling to match the Palm Desert Town Center. He indicated that if they were to be required to relocate the entrance to the restaurant they would have to redesign the structure, which they do not want to do. Mr. Leung suggested that the entrance which is located on the south side of the building with the doors facing east, be changed to have the doors face west. He felt this would not change the structure but would make the entry closer to the parking area. Mr. Ghalili stated that this would still require redesigning of the structure. The board expressed concern for the need of a planter area along the north wall. The existing walkway in the rear could be replaced with a planter area. Because of these concerns the board felt that a restudy should be made to address the concerns outlined in the staff report as well as the redesign of the front entrance and the redesign of the north elevation and/or installation of landscape planter adjacent to the north wall. Motion by Mr. Cook, seconded by Mr. Holden, instructing applicant to restudy plans to meet concerns expressed by board. Carried unanimously 6-0. V. DISCUSSION ITEMS - NONE -2- AGENDA ITEM NO: III-B-2 DATE: November 9, 1982 DESIGN REVIEW BOARD CASE NO: 177 C APPLICANT (AND ADDRESS): DENNY'S, INC., 16700 Valley View, La Mirada, CA 90637. NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval to remodel an existing restaurant and repair the parking lot. LOCATION: Northwest corner of Highway I I I and Monterey. ZONE: C-1 S.P. DISCUSSION: The owners of Sandy's restaurant are proposing a major remodel to the existing restaurant and conversion to Denny's. As a result of intersection improvements at Highway III and Monterey, the lot to the east will be reconstructed. SITE PLAN: As a result of Monterey Street, widening some 50 feet of parking adjacent to Monterey will be lost. Two way driveways will be provided to Monterey, to Highway III and to the Palm Desert Town Center parking lot. All of the parking will be located to the west and north of the building. The on -street parking will be eliminated. The parking lot layout provides for adequate traffic circulation. ELEVATIONS: The existing building elevations will be changed substantially. The existing board and batten walls and crushed white stone roof will be replaced with aspen white stucco and a red fiberglass tile roof. A dark colored wood trim accent will be retained around the glass areas. In addition a series of bay windows are proposed on the east, west and south elevations. The proposed elevations are acceptable. LANDSCAPING: A landscape plan has not been provided but will have to be submitted and approved prior to any further approval by the board. Proposed planting on the right-of-way will have to be reviewed and approved by the public works department. The landscape plan should provide for landscaping in and around the parking area in addition to the area in front of the building presently filled with stone. SIGNS: The existing pole sign located west of the driveway from Highway III does not conform to the ordinance and will have to be removed. The applicant has indicated a new sign program will be submitted. This will be reviewed through the board. CONCERNS: Sandy's restaurant predates the incorporation of the city and exists without benefit of a conditional use permit. The city will be acquiring the easterly 50 feet of the lot adjacent to Monterey for street widening purposes. The existing restaurant has an area of some 4998 square feet which according to code, requires 75 parking spaces. Although the existing lot is not striped, some 52 spaces could be provided. -1- CASE NO. 177 C NOVEMBER 9, 1982 The proposed remodel will add some 313 square feet of area to the building (137 square feet in bay windows and 176 square feet by relocating the trash enclosure and enclosing that area at the northwest corner of the building. Accompanying this additional area is a loss of eight parking spaces (4 due to road widening acquisition by the city and 4 due to the driveway connection to the Palm Desert Town Center. In addition, the present on -street parking on the frontage road (10-12 spaces) will be eliminated. Concomitant with the above concerns is the fact that even with the remodeling proposed, the entry to the restaurant will remain in its present location which will be in excess of 100 feet from the nearest parking space and in the range of 200 feet from the majority of parking spaces. RECOMMENDATION: That Case No. 177 C remodel and conversion of Sandy's Restaurant to Denny's be granted preliminary approval subject to the following conditions: /pa I. That the applicant apply for and receive approval of a conditional use permit to permit a restaurant use of some 5300 square feet while providing 44 parking spaces. 2. That the existing nonconforming pole sign be permanently removed and replaced with a conforming sign to be approved by the board. 3. That a landscape plan be prepared and submitted delineating the location of planting materials, sizes, types and other necessary data. 4. That required screen walls or plantings be provided to screen the parking areas from view from Monterey and Highway 111. 5. Construction plans shall be submitted for approval to the city fire marshal prior to issuance of building permits. All conditions shall be made a part of construction and no certificate of occupancy shall be issued until completed. 6. Final construction drawings, including a final landscaping, grading, lighting, amenities, trash storage, walkway layout, irrigation plans and sign program shall be submitted to the design review board. No final inspection or occupancy permit shall be given by the department of environmental services to this project until the aforementioned approved plans and construction shall have been completed. -2- i dav oz " / CITY OF R4LM DESERT 1(�EaSI�f�C(�'S I�ECEII'T RECEIVED OF: DATE -I AMOUNT FOR " BY I ACCOUNT NO. II AMOUNT I CHECKS ACCEPTED SUBJECT TO BANK CLEARANCE LFQ01%20-s ***DESIGN REVIEW BOARD*** DEPARTMENT OF ENVIRONMENTAL SERVICES PLANNING DIVISION DENNY'S INC. (DAS) Applicant ( Please mm) 16700 VALLEY VIEW 714/739-8100 Mailing Address p LA DIIRADA, CA Tat ey0637 City State ZIP -Code REQUEST: (Describe specific nature of approval requested) TO REMODEL THE EXISTING RESTAURANT AND REPAIR THE PARKING LOT PROPERTY DESCRIPTION: 72950 HWY 111 NORTHWEST OF STATE HWY 111 AND MONTEREY AVE. SEC. 19, T5S, RgE, S.R.M. ASSESSOR'S PARCEL NO. 629-060-015 EXISTING ZONING C-1 (COMMERCIAL) Property Owner Authorization THE UNDERSIGNED STATES THAT THEY ARE THE OWNERS) OF THE PROPERTY DESCRIBED HEREIN AND HEREBY GIVE AUTml- IZATION FOR THE FILING OF THIS APPLICATION. 14. SIGNATURE DATE AGACEMENT ABSOLVING THE CITY OF PALM DESERT CF ALL UABILITIES RELATIVE TO ANY DEED RESTRICTIONS. I DO By MY SIGNATURE ON THIS AGREEMENT, ABSOLVE THE CITY OF PALM DESERT OF ALL LIABILITIES REGARDING ANY DEED RES- TRICTIONS THAT MAY BE APPLICABLE TO THE PROPERTY DESCRIBED HEREIN. Applicants Signature (FOR STAFF USE ONLY ENVIRONMENTAL STATUS ❑ MINISTERIAL ACT E.A. No, ❑ CATEGORICAL EXEMPTION ❑ NEGATIVE DECLARATION ❑ OTHER SIGNATURE DATE SIGN URE - DATE ACCEPTED BY CASE No. REFERENCE CASE NO. CITY OF PALM DESERT APPLICATION FORM DESIGN REVIEW BOARD PROCESS Design Review Of: CASE NO. Agreement of compliance to be signed by those applying for review. I hereby acknowledge that I have read and agree, to comply with all the following requirements, and understand that the Depart- ment of Building and Safety will not issue a building permit or allow occupancy on the use permitted until this signed confirma- tion has been received by the Department of Environmental Services. The development of this project shall conform substantially to all development plans submitted in behalf of this case, and as revised according to the Design Review Board process. Any minor change requires approval by the Director of Environmental Services. Any substantial change requires approval by the Design Review Board. All requirements of any law, ordinance, or regulation of the State, City, and any other applicable government entity shall be complied with as part of the development process. This approval is applicable, subject to the development of this project, commencing within one year from approval date and being promptly completed. Landscaping (with irrigation system) shall be installed prior to final inspection and receiving certificate of occupancy. Curb, gutter, curb cuts, and tie-in paving shall be provided along the full frontage of the lot by means of installation prior to final inspection or other provisions as approved by the City Engineer. Construction shall conform to City Standards and all requirements of the City Engineer. All new and existing electrical distribution lines, telephone, cable antenna television, and similar service wires or cables, which are adjacent to and provide service to the property being developed shall be installed underground as a part of development from the nearest existing pole not on the property being developed as requi by Municipal Code ignature Date Department of Environmental Services Form 1 DENNY'S ARL.t,t CECTURAL SERVICE 16700 VALLEY VIEW AVENUE P.O. BOX 3710 LA MIRADA, CA 90637 714/739-8100 TO CITY OF PLAM DESERT PLANNING DEPT. 45-275 PRICKLY PEAR LANE PALM DESERT, CA 92260 FEDERAL EXPRESS GENTLEMEN: WE ARE SENDING YOU ❑ Shop drawings ❑ Copy of letter �FA 0f MOKER I C[Tt 10/27/82 400 no 454 1T[n TlOn ST SANDY'S REMODEL DESIGN REVIEW XXAttached ❑ Under separate cover via = Prints ❑ Plans ❑ Change order ❑ the following items: ❑ Samples ❑ Specifications COPIES DATE NO. DESCRIPTION 3 PLOT PLANS 3 FLOOR PLANS 1 SIGNED APPLICATION 1 CHECK NO. 143 FOR $65.00 THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ Resubmit copies for approval XU For your use ❑ Approved as noted ❑ Submit copies for distribution XXXAs requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ o FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US cc[[eotrc AS PER OUR CONVERSATION, PLEASE PROCESS OUR APPLICATION FOR THE DESIGN REVIEW AT THE EARLY NOVEMBER MEETING. I WILL SEND YOU A COPY OF THE SIGN PLAN PRIOR TO THIS MEETING AND LATER SUBMIT A DETAILED LANDSCAPE PLAN TO FULFILL THE CITIES REQUIREMENTS. COPY TO BHAL KAVTHEKAR/Const. Co_n_t. Admin. SIGNED: if enclosures are not .1 ndt.d, godly notdy u[ at once. 0 a a a .l CD N m a m 0 $ 0 w 7 � � � fG y 0 m n o � -n ^+ z G 5 C) Sr o m ,o C m ospN.0 � � a a N CD Q M H a g A 13, O m Z Q CLg 7 0 0 w$ ei o = a y o 0 A 3 w y m y $ 0 A C o N CL a a Sr Z G nm. ay p w m Vy to a V m 13 0_ a o 0 aC a O y Z w CD M c =r :h 3 m N � CL C C O y C to a CL o cn M M CD a C7 T, s !n {n fn m z o Sc = M W N 1 f7 w T n o Q w 1 C mo C, Cn J A W N � T Z n O n ' L/ c"D ����, 'our CD cn ` - 1�c 5 tern o.¢ s n n, v a M c- o�m Tn cw mo rrIR �a UCL-C m 3 0 5"on ��nn �o ci ccC° �_^� w -co c3 za W aro gc m cc -63 99tO nw ,aUm 1� 0 D y O N=. N y ~O W� M p, p3 n0=.CD =O M W I 77 Q fl..r 7_ O X —`{N t0 r c r a . C �? to w o= to to w ?— m w d i,D 77 Z m cn w to ' v a o w D cD A �m O O `C .� NO < O O mm o ro`n �' m' �•�_� m �3m rL a -o�cm nn :mom om C 00 C7y W o us y0 I dG� ONE N Q.c .Z ' 7rn y v, /z y[yn3� y�y�Utn iw�wA n�kWVC GiMcow=��OCO.N�� �• rop,°'z �_040 n °'� utaa 3'���wmmc�-,�,+�'Wm `aa OO o ym $ Otp cp -0 o �C) m c otnm o ZDw w WE aYm3 m•-,43 V1�y iG7 CD mto -+-� n moo. ��- .Km oo ��n @=.Xo ma �Z`'� lw p —• Q m ce w O m .Z ^ ct �.� t! L! r CD nM. GO a ,,� Cv w� n � rn o I w� c c x 9 �" 3 � �x ym -i 0 - 7 _ y O a 0 c o �� eon am �o `aCLm m itD w3 t- O mm o m tQ' �o 3� a3 Zc c' ��v M Rl Z n c n c ato x o = I o x .wc ao c �° CL CD •e? H w- w? Mo a� $ �. c3 4�- o w 3 a to t w �. �11, c CLCon 3E ' 20 -m CDw a o °��' ar w i ao p, y c � x= 9M CD o fc 3 Co to �' a c=, Q cp to o m w o o m n 0 CL m o=ay ®tp v CL Q y w o i� m a, o � Q � w w co /Z1 m 70 c y Ci N O =O LJ W H O m p 3 O� Hy 7 yC', m to n lu to a 3 c x v 3 m 0 f1 O 0 o IDOm O CD wCL y 2 M CD cD p 10 n y N c oy o a�o m o� m Hovd.n wn CO. c 1 a a cn .-e ON: d 7 y m Z O GCo My' O�C c9cn ^� C. N c�n0 �� O � w2, w ORQ O'y X >v w w 03 jll O 7 y w lJC 3 et M O -• CO) W w a- om y new ic'n ivy' o tr O o a MS n �¢ n n ncTo M-4 B' - m co 3 0. �• a v'' in w w tea. n O mo c my.y c w n _ Qm -n D -- o _ Q �, cn w CL 5 t' n Coo vo, � cr c t i n w C�tD w.� ? n o D 0 O w N vaCL 13i � CL m to Ill v t-�to 6w n3 m �_, Z m c w3m c; 3, y .0M n * --I CL o a d m 2.Q cE -uO CD C co N c7,' ofw/l y H Q o to O m O C M w G y Wat m w m c 5•m y w" w o CL co a M w c n cp a 3 c pr w a �w c O CLQ mm OQ CD CD C= 7 C cD w Oto N C = n Z wp t7 O o a a o a aD O 0 m o m ?"Ncn m z m r a a� w N = n c au m n T Frn w T a T a w p tr A w N -' m (G 3a a Qs,Zn Oy=1 3z a Egg ww O �� 7C 7C 9 S tnp �, crwC c")M m ,�. T .m �i .CO�i S B?¢NNOBf �nTn"".yCv,Fin21D" cDO.'CnGj�mn3�.�Cp�nd�Oy00D y�.�v wxx+ .c � to m �� w y yyo 3�0 m CD 33 W O.2 2�-. o._.ii ,moX<Mor 3 m�.. -i Mc" O O-.W '0 r (�i, O yK i 3-.m 3l`C =rid N4 qy yp c, C m -Nm -0 c03» �o Ny.y y O. ay3 a oO I �w`Cy �(NjIa N oy am�vm O I tDO�0, Z x>> o m 1 to w ut i w w 4 ask w m tD ap oa.. p1 w N fn nQ n?r� Ito 2v�'cs Nt� o twi,m �aor w p ��0 3btn �m =m 0 T m my 7 coy 'ov a n, O c� ��m tj W t0•<D actp y7� m O n too y,C� y w ro w 'v CA a _�. w 30 w�- GlC drw 3 fn O 7 n =yy w a d� Q o a '{ 3 .- w �C � _� _ y O � �c0'! c."cL \J _ L to to O w w C N O. m C� —t0 �O CJ CY- co O. N w N N m X w ,z QD = N O iir 3 �t .+ C c CD twi, to Gv O o�oacn teo-ma �� tea' oo mQg O 3 0 mo x" wn w ?o aa?: 33 tv o 3� a w to o. X°: w3 zc m m e> > m m f a w. w t� n= o to ea a a m C y o m „n' n to _ to ea 3 v a cL a rp �' m N w = w A ` o D _ a m a c. m' ['' a y y s r w °' w C'f tD m= �'gwewa �o cm o 3 �w mQ'n oo c =w vo tDty m oa cD n0 ch { 3e w wm o x o ae � w anto C26 cL �] G 3i y cD O. yAt a y tyG w O O G'w O c v a 3 4 c ow o ern co M .y. cD o' tD to v 4 o a T_I H in- m on m i. � n=wxT '.` O E O S N 3 .O W p or ? y=_ G 30 3� cb O w c cn c � o o m ? ce ED P M o w vn 3 m� nn y w m 3 I'll y - ^� O a in O to v y O� im a 3F .y-r.c Co D - i- w 5 CA x'� Wb n wn �� D Z �w me om -o c-c mm iOc �v, w c Z rA am w �fD 7 s y d0 N N O wM w c•d 0a p3i1-6 M. ^x mm w �°�* v M >> CD _ao cacC 3m o "a w c U) CA O a N w m c �c a @ IM t°� m�% '�fD y a� � 0v M --ISA cD Sao �, -.' cn CRC] TI D y o c� k ocD n �� cc� 3 yw tp 0I w w" twi, a0, ^ w w _ cay �c ? v' O D lJ C w Q Sr y 0 7 can Q O CL7 to SrC G @ O, C `� O. m cD m= prow m aM w on m_. CZ w. M. c m M. o to B.�t� CL yn0 3 7 ju w N w M C„ C O W G m N a M. N ct3 ^" 3 - C ? can w5 40 iz M y w rG c") w w .O+ 7 � a m w 3 to a m tD 3 m y c o = 3 Q c0D t7 p O w 7 w N rn m a 2, o Z (Am 7 0 ? o m 5 n m 3 m m A O dc 2 m yam ocC ,gym I N c 0 M m �M mx a r-Z m= 1 c� A D c � m A z Fn RD S 8 v j v m Ul N ni N N N N N S O ~_F377 o o C a 0 �0 a an ` M Z I � N Tx] £ N r ry G M r M M M 1 Ab X A 1 ys �o i IM dl �m c , w O O c w rC ma M m z mM �m 3 m M O D Z G T 1 i 1 0S, 401"i ZVI r r m D D cn ° _ C Z y 0 z z cOn r A { n.• r� • �n0 t c O cbmc,,zi 40 nco °o co UI zr-u z 0.TO TW Ul Z XO An 0 45. OD 1— �CD vC canCID ~ "� _ CID. CO GQ ;K CD cn O a � n ono c Cl) 90 O 0 Q Q N N N � w � N 7 O D a a O N C Q � 03 0 c c m m O _ to C O O.b O o o 0 coo w Q N CD = D. o `p m a G w n y O m fv rn O COL c = w cgo��. 0 1 W 0 � o c. = C c ,�.R F n o .Q Q o C d o (D ra mn CD CDCD w o. m C'2 �f— y t... CO) O C V 31. v No V 00 Y' O N { co CL co C CD L-aFZ, -- A ` '16 E _ W ��� �� vt ul r . Au ii a : hMH5Ad ,Ls�-:51Now Ok RL i 4LNIn IA <LL T — ?11 1 1 +iol is At Ul Yn rn }- a OZ .. a m io ao N a io to c< I cb< J' ly Ul N Or Ci ul N N N N N N N cii eQi . a N In }Wlll a x a x e x a o t— Q > ► o- III I- P, n. H Q i gg O O O O O VI F F Q d Q .e ffN��Ir toµ _ Z LL4 p In J d- d -e w m m d .Ot m to to it. 6 O p V V N tn. a a N N .7 In b O tvl wa w� z m N wad u m a DL < tt w 1 a >u o u~ N N I- a ax pw � w p W g {yp� a ap ap pa 6 n, a sL W W¢ } Q J N i Q N I i I ,a R 0. V v 3 m _ Zp O J m In i I Z o O -1JJ -1Z -IIl u u to Q ly a -a DoJJQ �9 U' > Q Q mV > l7 air (or a a po O O O p P 0 fl _ .K �, tt �_ • • • • CmMj H H ('Y{H� H (T�� �H/ yWWW (.-H�( /tN/�j (TH(jj Hmj (i� ^ m j_I � Z M QMa H 3H H H Ff H- FI Y.1 H HIr I s SOI9 80:J 1N12ia S N O I S I A 3 H n a 44 s _ 01-8�o OIOL-f66(flL) OIL£ X0d'd d W'oIdwN wVl .ls3t �Lu5n-AbF vla4 313HIO AH1SIONI 69ff1 r' L �oa -ou �g� �-,I niio. .ratir'� wAkwua �oall4a�eLLI em�ltdon'J't3 sz u a p W �8-6-9 31YU H3111w ,3•a CN _s S4_ Z _ll `�CRR { a n— a — Ir N. fig Li i- z O m W W w ► V = Wwx Jri `0-i I C W C�{�m ¢ n' Ci U FQ- NN •� ^O s B MW �r cL O � O ©lz ® eW �> > = W Vo US> V � O a - a m p Q - a v h n 0. Z O i— Q W J W i— Z O cc LL S N O I S I A 3 8 z O F— W W W cr OIOL-V66(VIL) OILB X09'O'd .ON .or LE906 VINWOAlIV3 Vavuiw Vl 313dla-AHisnaNl 69VVI T 03k N �aoao S�1 � N NMtltlO _ taally��e ZQ-) 31va U311IN *311 0 ON Q W W W Cl) I H LL W J i 0 `dl-lbO `i83SW VVIVd 'ou IuOe.zno*eIsE)a sf..&u u ap W W SNOIIVA313 AUVNIW1138d � l � l� 4L 9 8 kp L7 s � x Fj Ii Ez w u �l 4A e 0 F'f � Y6{ i. 10SNAS 431Ntdd II y tl, 4 i lob 135 i OrlVd 4LIHM lU IVO,l-1lfllIOCI IN 00 310d 1HDII S II Q 11 1 O d It I ttl j� ... • ii 7_� f r rlBs IL .IYI '.il .• .mil �rl�^'v��_ ���I? C 1i~-� ~ �- 1�1tc q �- �d•::?4 , -1 � . v g .-• ,�,% ,_ 'a •, v�• ..i�iy � {� � Y (fi-, W tA -'I�-O-Z— 'r���1{all �{ lei 11 � I iJ #Ir- fA Af - / S, _ r 1 _ �t r - NOS( 14 LLI a t [I -Tzl i ,� � � t - ZQ Ll j 1 3a: U 0 �1 LL "'j-l} � Diu ep-. \ '.'i � -.. _-t.•Pt-- -' -.. ,:��,-. � _=„1,. � -h., Q� _ i -., W I. I ill F,i ' � ll K� 9 I - � ' .. r� \� \ __ 7, IU •-.-_—_ lll' W, ? Qlil ! (P Lo 1p I r i yy \ ' O- r.II � xj i � � r � , F/ �: -` `� �ab�9 lo-I �;r;I���d •- -- - --- r Dd Divw ofr�Nlbd-)'VMS Id j - Ell ti, a _• ti� z ' ts�; a 3h ry a:avD'o7 3 _'d ui3:bl j Ul Z r a ILs,b1 v t� Ve — fI 4r ,73 : 1 pov �a Ica IY +-` -- +-- t- - -.Ni -- �F - - - --- - --- - --- -- - -- — ice- NG-oti �;LI ,a-Il ao-• !-E 1 �cf i p, - t - �� c b^,vl� II II I' E----, � JN.1 N30ln\ I�32 69 0:9Godcla I n S N 6 1 S I A 3 S tt L LL cl LL, LU 71, ® 0 U, Fr 3 4� IQ Nb j w LL I q� F N. A.,. ... . I I . - -1 , OoL8-15UTiPt1Y - au�xaff*O*d� LE906 VINHOA11VO VaVE11W V1 M A311VA OOZ9 L oaoaQ RO 0 cly H3111W '3,a give 0 L LL iL It. Llj It tL L I) CL Oil —a- Lb ll 0 07 I I iiIUN LY LD n 0 W5 I Ind > u3ii ik iu to !ilx im IL OF N 71 FF :z 0 lff�