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HomeMy WebLinkAbout15 - Public Improvements Along Grant Street FrontageCITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 15 February 22, 2005 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Public Works Department Fong Tse, P.E. 949 -644 -3324 ftse@c'ity.newport-beach.ca.us SUBJECT: ORDER OF CONSTRUCTION OF PUBLIC IMPROVEMENTS ALONG GRANT STREET FRONTAGE - 7000 AND 7012 WEST COAST HIGHWAY RECOMMENDATIONS: 1. Reaffirm that no driveway curb cuts shall be constructed along the westerly Grant Street public right -of -way fronting the Newport Sands Mobile Home Park site, or 2. If desired, consider the property owner's request for three (3) driveway curb cuts along Grant Street, 3. Set March 15, 2005 as the construction plan submittal deadline for the required off -site improvements. BACKGROUND: On October 12, 2004, the City Council ordered the owner of Newport Sands Mobile Home Park (NSMHP), Sherwyn Turbow J Trust, to improve the Grant Street and Highland Street frontages with concrete curbs, gutters, and walks. The Council further ordered that the construction work shall begin no later than February 15, 2005. Staffs understanding of the Council's action was that no driveway curb cuts were approved for the Grant Street frontage. A copy of the staff report for that meeting and minutes is attached for reference. DISCUSSION: Since the City Council's Order of Construction, the owner through its property manager, James Joffe of J &H Asset Property Management, Inc., has requested that three (3) driveway curb cuts be allowed along the Grant Street frontage to serve the future units. One of the driveways would be wide enough to serve two residences and the other two would narrow and provide access to a single on -site parking space. Neighboring Subject: Order of Construction of Public Improvements Along Grant Street Frontage - 7000 and 7012 West Coast Highway February 22, 2005 Page: 2 businesses and residents are concerned that any driveways will result in loss of public parking. The owner claims that there were five (5) driveways along the Grant Street frontage before the old units were removed (see attached letter) and that he is only requesting three (3) driveways which will yield more on- street parking. Using the attached 2001 aerial photograph, staff was able to identify only two (2) driveway curb cuts that served the mobile home park (MHP) before the old units were removed. The NSMHP frontage along Grant Street measures approximately 150' in length. The street is a narrow one -way street (30' right of way) with parking currently allowed on both sides of the street with no sidewalks. Northerly of the mobile home park the right -of- way widens to 40 feet. The existing thru lane is substandard at approximately 11 -12 feet. The City's long term goal was to widen the street to provide a 40' right of way that would provide a wider thru lane and sidewalks. To accomplish this, the City would need to acquire five feet of right of way from each side of the street. Historically, the City acquires the needed right of way when properties re- develop over time. It was hoped that the NSMHP would be re- developed and subdivided in a conventional matter to match the original lot configuration of the Seashore Colony Tract which included 30'x80' lots with alley access. Staff is opposed to allowing the requested driveways for the following reasons: • Parking — The current roadway, while substandard, does provide public parking and that the installation of driveways will reduce parking in an area that already has parking problems. Additionally, the narrowness of the existing thru lane will require parking to be limited on the opposite side of the street to allow appropriate turning movements into the driveway. • Safety — The HCD approved development provides a one (1) foot setback adjacent to Grant Street. Combined with the narrow right of way, the setback does not provide a safe sight distance. A vehicle exiting the driveway cannot see oncoming traffic on Grant Street until they are already encroaching on the travel lane. In the spirit of compromise, Staff developed an alternate site layout that reduces the number of driveway curb cuts to two (2), with common driveways shared between unit nos. 2 and 3 and between units nos. 4 and 6. This two- driveway configuration provides wider drives that would be easier to access, but it will not provide additional on- street parking and the owner is not receptive to this configuration. A key reason that this problem has arisen is the lack of coordination between the City, which regulates the public rights -of -way and the California Department of Housing and Community Development (HCD) which regulates on -site development for mobile home parks. Under HCD rules, the property owner can develop his site without any zoning development code regulation and minimal compliance to the building code by the City. Subject: Order of Construction of Public Improvements Along Grant Street Frontage - 7000 and 7012 West Coast Highway February 22, 2005 Page: 3 This allowed J&H to get an approved site plan from HCD based upon assumed access from Grant Street. However, the City has the authority over public street frontages, signs, access, and vehicle parking in accordance with California Health and Safety Code, Section 18300(g)(1). In a recent letter, the City Manager notified HCD of the City's concerns regarding setbacks, off - street parking, driveway access, and lack of Coastal Commission approvals for this project (see attached). At this time, we have not gotten a response from HCD. J&H has indicated, and staff has confirmed, that the owner has hired a civil engineer who will prepare the required construction plans once the issue of Grant Street driveway curb cuts has been resolved. The owner plans to construct the Grant Street and Highland Street off -site improvements concurrently. SUMMARY: The subject portion of Grant Street is substandard with a narrow thru lane, parking on both sides, and no sidewalks. With the redevelopment of the Newport Sands Mobile Home Park, the westerly side needs to be improved in order to clearly define the edge of the public right -of -way and to complete the street. The City is not obliged to provide any access to the mobile home park from Grant Street and any access will reduce the number of on- street spaces and may produce unsafe conditions. In the future, It is hoped that the City will be able pursue the widening of this street to improve vehicle and pedestrian access. In the interim, staff recommends that the curb and gutter be installed without driveways and maximize the available width to maintain existing parking and the one —way travel lane. Submitted by: CSteph n'G. Badum Public Works Director Attachments: 2001 Aerial Photograph of Former Flamingo Trailer Park January 31, 2005 J&H Letter J&H 3- Driveways Exhibit October 12, 2004 Staff Report/minutes February 10, 2005, Letter to HCD w 0 b n. 0 CQ. G n 7 0� N LL d w . 0 y . cr, `' ,ryil 4, ♦. a to :�• ;�� ; . / wY H r. 44' .i ,o �. �' 4�� J �' •d�nN1 gip^ � NY "'. ..: �'• P �t'�%!,1, I'!"�1 n,� ASSET &H MGT., 1 1 MGT., INC. January 31, 2005 Fong Tse Public Works Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 RE: Newport Sands Dear Inspector Tse: This letter is in answer to your telephone voice mail message requesting a drawing on the proposed curb and gutter lay out. This letter restates my previous letter to you, dated December 15, 2005. Again, as we discussed, I have marked a map for your consideration. I understand the city s desire to maximize the potential parking. We have the same need. The plan I am proposing will provide 5 on- street parking spaces on the west side of Grant Street, and 8 on -site parking spaces. Please recall that before we requested a lot line change, there were previously 6 on -site spaces, providing parking for 5 vehicles with 5 driveways that restricted on -street parking to one vehicle in front of space 1. Because the Park recently had vacant spaces, some people began parking in front of the driveways of the unoccupied spaces, and wrongly so. The proposed plan doubles the number of vehicles that will be able to be legally parked on the west side of Grant Street. If we receive approval of this plan, we will pass it along to the engineer to make the design of the curbs and gutters. 'ncerely„ Jo;J s Jo; roperty Manager 22875 Savi Ranch Parkway, Suite "A" • Yorba Linda, CA 92887 -4629 • (714) 974 -0397 U) 4 C L, c C J_. d N �C 2 0 0 FTI C) V 1 FTI C) 0 Tz ^'I U J C D 0 z ( �I i T 0 n X 1 S i vt./ ar ('tcT'A (L HIGHLAND STREET 15il.21' w o N m m D �l m + tt it '�,.i IS Div \j'i •l'+ �1.�A S.�i i� 55.00 58.00 o� H I IN n n L--- ------- 9• -- 30 50 3C5 -3(— r - - _—� - — _._.�_l u r I i I 1 I I I i I I I N I I I I I u I ! I 1 I u I I I I I m L 1 i I 3C. 50 .;0.`_ I 3,1 I I 30.5 I I 31.c. i655.: 8' \—T Su BACK _ 30' SCICACK 3.0' SETBACK 3.0' SECaACK.� -+� -2C' I I `i.0' I 32A' I 3 ^.0' 3�.0' I I I I I I I I I I i I I I I ��-vv-�1 W I --_j I I I O 4 I I I D x 1 32.0 1 '2.0' 32.0' 32,0. ���1.0 33 0 _'.,.0 3i. I �. I N I x I I m I I I I I I I I x .32.0' 3,.0' 3i.0 3.:J E' 5 _ I — <'-r4.0 SBTEACK 3.00' SE�i. AC.1 K 3.0 ieACK� m I GRANT STREE i I + tt it '�,.i IS Div \j'i •l'+ �1.�A S.�i i� CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No. 14 October 12, 2004 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Public Works Department Fong Tse, P.E. 949 - 644 -3324 ftse @city.newport- beach.ca.us SUBJECT: ORDER OF CONSTRUCTION OF PUBLIC IMPROVEMENTS ALONG GRANT STREET AND HIGHLAND STREET FRONTAGES - 7000 AND 7012 WEST COAST HIGHWAY RECOMMENDATIONS: 1. Hold public hearing, close public hearing. 2. If desired, Order the construction of public improvements on Grant and Highland Streets, adjacent to 7000 and 7012 West Coast Highway, to be paid for by the property owner. 3. If desired, direct the Superintendent of Streets to cause the construction of the public improvements if the owner has not begun construction work by December 13, 2004. In case of nonpayment by owner for the work, authorize staff to place a lien on the Properties to recover the administrative, engineering, and construction costs. BACKGROUND: The owner of Newport Sands Mobile Home Park, Sherwyn Turbow J Trust, has replaced some of the units with new manufactured homes within the northwesterly half of the parcels. The remaining units are planned to be replaced in the near future. Since February 2004, the Public Works Department has been in communications with the owner's property manager, James Joffe of J &H Asset Property Management, Inc. on his obligation to improve the existing adjacent street frontages on Grant and Highland Streets with concrete curbs, gutters, and walks. At the beginning of the discussions, the owner appeared cooperative and willing to construct the public improvements. The owner requested, and staff provided, assistance in defining the required scope of work, the engineering design parameters, and other pertinent Subject: Order of Construction of Public Improvements Along Grant Street and Highland Street Frontages to 7000 and 7012 West Coast Highway October 12, 2004 Page: 2 information in hopes that the work will proceed and be completed expeditiously. Since then, there has not been any measurable progress. DISCUSSION: Under The Improvement Act of 1911, Chapter 27 of the California Streets and Highways Code, the City Council, at its discretion, may direct the property owner to commence construction of frontage improvements within sixty (60) days of the close of Public Hearing. If no construction has begun at the conclusion of the sixty day time frame, City Council may authorize its Superintendent of Streets (Public Works Director) to complete the improvements. Staff has estimated the project, under public contract, to cost $3,000.00 for engineering design and $17,000.00 for construction work with prevailing wage rates, for a total of $20,000.00. In case of nonpayment by owner, the City could place a lien on the Properties. On September 14, 2004, the City Council set October 12, 2004 as the date to hold a Public Hearing on this matter. The owner was Noticed on September 16, 2004. Public Hearing Notices were posted around the site on Grant Street, Highland Street, and West Coast Highway on September 29, 2004 and were published on the Daily Pilot newspaper on October 1, 2004 and October, 2004. by: ,-;7 Submitted by: se, P.E. "Ste; EcWorks Badum tgineer S p dent of Streets/ l Director Attachment: Newport Sands Mobile Home Park Location Map Photos of Existing Unimproved Parkway Frontages City of Newport Beach City Council Minutes October 12, 2004 Council Member Nichols remembered when the property was designed to improve circulation into Fashion Island. He also felt that the church proposal was a better use of the property. Council Member Daigle stated that the proposal is a net plus for the community, and expressed her appreciation for the programs and services that St. Mark's provides. Council Member Daigle stated that she is mindful of the loss of open space but feels that there will be opportunities in the future to replenish the City's inventory. Mayor Ridgeway reminded everyone that with the annexation of Newport Coast came 1250 acres of developed property on 7200 acres. He stated that approximately 1800 acres is under water and the rest is permanently dedicated to open space. He stated that the City has adequate open space and The Irvine Company has met its responsibility in that regard. The motion carried by the following roll call vote: Ayes: Heffernan, Rosansky, Bromberg, Webb, Daigle, Nichols, Mayor Ridgeway Noes: None Abstain: None Absent: None 14- ORDER OF CONSTRUCTION OF PUBLIC IMPROVEMENTS ALONG GRANT STREET AND HIGHLAND STREET FRONTAGES — 7000 AND 7012 WEST COAST HIGHWAY. Jim Joffe, Newport Sands Property Manager, stated that Newport Sands is a mobile home park and comes under the jurisdiction of the State Housing and Community Development Department (HCD) in terms of the interior of the property. The City can place requirements on the perimeter of the property, but to make the perimeter work, Mr. Joffe stated that he needs a plan for the interior also. Mr. Joffe further explained that the property is over 50 years old and was a trailer park with a density of approximately 25 units. He stated that the density has been changed to 17 units and that more on -site parking will be provided, but that he's waiting to hear from the HCD on his plans. Mr. Joffe stated that the plans will improve the area and mitigate the parking problems. Council Member Webb asked Mr. Joffe when he thinks construction could begin. Mr. Joffe stated that an additional sixty days would probably work. He stated that as soon as his map is approved by the HCD, he will have an engineer draw up the plans and then construction can begin. He additionally noted that the area is scheduled to have the utilities undergrounded and that a power pole on Highland Street could have an impact on the curb and gutter improvements. He suggested that the improvements to Highland Street not be done until the undergrounding is completed. Public Works Director Badum confirmed INDEX (100 -2004) City of Newport Beach City Council Minutes October 12, 2004 INDEX for Council Member Webb that as long as there is a commitment to do the work, the additional sixty days would be satisfactory. Mayor Ridgeway opened the public hearing. T. K. Brimer stated that the decrease from 25 units to 17 units is deceiving. He explained that the 25 units were mostly one - bedroom small trailers and the 17 units are three - bedroom homes, which has actually resulted in an increase in bedrooms on the site. He stated that parking is a problem and that the residents tend to use the off -site parking first to improve the living conditions around their properties. Mr. Brimer stated that he'd like to see the area improved and beautified, and that the construction of curbs, gutters and sidewalks would help. Joe Krueger, Newport Sands resident, stated that his parking space was taken from him two years ago and that he hasn't been offered another one. He stated that he has refused to sign the lot change form, which means that Mr. Joffe can't promise that the improvements will be made. Howard Rich stated that the increase in density at the site has had a tremendous impact on the parking in the area. He questioned if there would be room for a sidewalk on Highland Street, due to the narrowness of the street. Hearing no further testimony, Mayor Ridgeway closed the public hearing. Mayor Ridgeway stated that the improvements to the area will be made and that the only question is if the owner will make the improvements or if the City will do so and place a lien on the property. He stated that the owner has not cooperated. In response to Council Member Rosansk -y's question, Public Works Director Badum stated that plans have not been prepared for the work, because it was hoped that the property owner would initiate the process. He stated that the City is aware of the lack of parking in the area and that the right -of -way on Grant Street is narrower than the other streets in the area. He stated that curbs and gutters on Grant Street, and curbs, gutters and sidewalks on Highland Street will improve the area without taking away from the existing parking. Council Member Rosansky stated that the matter was brought to his attention by residents in the area and agreed that the property has increased in density. He asked if the undergrounding was an issue, as described by Mr. Joffe. Public Works Director Badum stated that it shouldn't be an issue to repair the pole location after the other work is done. Motion by Council Member Rosausky to 1) order the construction of public improvements on Grant and Highland Streets, adjacent to 7000 and 7012 West Coast Highway, to be paid for by the property owner; and 2) direct the Superintendent of Streets to cause the construction of the public improvements if the owner has not begun construction by February 15, 2005. In case of nonpayment by owner for the work, City of Newport Beach City Council Minutes October 12, 2004 authorize staff to place a lien on the properties to recover the administrative, engineering and construction costs. The motion carried by the following roll call vote Ayes: Heffernan, Rosansky, Bromberg, Webb, Daigle, Nichols, Mayor Ridgeway Noes: None Abstain: None Absent: None K. PUBLIC COMMENTS Stephen Sutherland referred to Item No. 18, Ad Hoc Marinapark Lease Negotiation Committee Report, and stated that he knows that his character will again be attacked during the discussion of the item by a small group of people who have no vision for the future of Newport Beach. He stated that at the City Council meeting on September 28, 2004, many responsible residents spoke in favor of Measure L and were shouted down by personal insults. He suggested that they not bother to endure that treatment again at the current meeting. Mr. Sutherland stated that he believes in the Marinapark Resort and Community Plan, the public planning process that produced it and the vast majority of residents who will fairly sort facts from propaganda. He thanked the City Council for their attention to the Marinapark issue and hoped that he would be working with them to bring the plan to fruition. Jim Hildreth displayed a chest x -ray, which he stated shows that his heart is in the right place. He stated that his issue continues to be the access site in the Grand Canal and noted that he first brought the matter to the City Council's attention on August 13, 1999. Mr. Hildreth stated that Council Member Nichols and Dolores Otting also have their hearts in the right place. Robert Walchli stated that the comments at the City Council meeting on September 28, 2004, that were considered mean spirited were due to the fact that many people are fed up with public lands being converted to private control and the City Council not listening. He stated that it's not just Marinapark. He displayed a photo taken at the Balboa Bay Club, which stated, "absolutely no public access ". Mr. Walchli stated that he is in opposition to a soccer field at the Marinapark site, but could support a hotel if public access were maintained. Wendy Kaiser thanked the City Council for outlawing smoking on the beaches and piers. She stated that she has asthma and that it will make a difference to her. Ann Watt, ocmil.com, stated that the biggest public land grab in the County is the privatization of the El Toro Marine Air Station, but that she is pleased to announce that a private developer may purchase the base housing units and lease them to the military at a low cost. She asked the public to support ocmil.com. INDEX CITY OF NEWPORT BEACH February 10, 2005 Adrian Perez Department of Housing and Community Development 3737 Main Street, Suite 400 Riverside, California 92501 Re: 7000 West Coast Highway Conversion of the Flamingo Mobile Home Park to Newport Sands Dear Mr. Perez: The City had an opportunity to evaluate a proposed project where the property owner proposed to develop a portion of the former Flamingo Trailer Park with seven, two story manufactured homes. A letter was sent on October 2, 2002 indicating that the City would not have an objection to the proposal provided that two parking spaces per unit were provided and that all necessary permit and inspections obtained. It has come to our attention that the project has expanded its scope as the remainder of the park adjacent to Grant Street is now undergoing the same type of transformation. The City has no record that it was informed of the change in the project and the City has serious concerns about the project as proposed. I have prepared a list issues for discussion purposes: 1. The buildings appear to be setback as little as 1 foot from Grant Street, which is unacceptable for a new project. The minimum setback for residential structures is 5 feet. 2. Ten feet is required between buildings on the same lot and the site plan the City has shows only 6 feet between buildings, 3. Off - street parking for single family homes and mobile homes is 2 spaces per unit and the plan does not clearly show compliance. It appears that one or more units will only have a single space. Anything less than 2 spaces per unit will be inadequate, especially in light of the size of the proposed units. 4. The driveway from West Coast Highway appears to be only 18 feet in width where a minimum of 25 feet is required by Tittle 25 of the California Code of Regulations for parks developed after 1961. The park may have been first established prior to 1961, but the overall project constitutes a new park in the City's opinion and should be made to conform to current standards. The City would prefer a minimum driveway width of 26 feet as it is the City's standard. City Hall • 3300 Newport Boulevard • Post Office Box 1768 Newport Beach California 92658 -8915 • www.city.newport- beach.ca.us Adrian Perez Department of Housing and Community Development Page 2 The property owner has requested additional curb cuts to provide vehicular access from Grant Street. Grant Street is substandard per the City Circulation Element and Master Plan of Streets and Highways as the public right of way is now only 30 feet in width where the street is planned to be 40 feet ultimately. The City intends to acquire an additional 5 feet of land at some point in the future street so a sidewalk can be constructed. The substandard setback constitutes a major impediment to implementing the City's planned street width on this segment of Grant Street. The proposed design of the project will also affect public parking on Grant Street. The three project driveways would necessitate the elimination of street parking across the street in order to provide adequate maneuvering room to enter and exit the on -site spaces. This is a direct result of the substandard setback of the units and the loss of street parking negatively affects existing residents and businesses along with public access to the beach. The California Coastal Commission is not likely to approve such a request even if the City ultimately were to approve the request. Due to these reasons, the City is not supportive of any vehicular access to the site from Grant Street and is not prepared at this time to issue the necessary permits to allow the access. Without this access, it would appear that 5 units that face Grant Street will not have the minimum access required by law and they will not have the necessary parking spaces per local ordinance. Both of these issues are unacceptable to the City of Newport Beach. During consultation with staff of the Coastal Commission regarding the potential loss of street parking, they indicated that a Coastal Development Permit (CDP) has not been issued for the project. Although it is not the City's responsibility to ensure compliance with the Coastal Act for your project, the prospect that the property owner failed to obtain a CDP and your failure to ensure that one was obtained is unsettling to say the least. I would respectively request that you issue a stop work order so we can begin a dialog between our agencies and the property owner to resolve these matters. Sinc rely, Homer L. udau City Manager cc. CNB Public Works CNB Planning City Attorney Property Owner Coastal Commission larking on Grant St., Newport Shores From: Joe.Campanile @Lamson - Home.com Sent: Tuesday, February 22, 2005 11:57 AM To: Rosansky, Steven Subject: Parking on Grant St., Newport Shores Importance: High Page I of . "RECEIVED AFTER AGENDA PRINTED:" Alt t ._ OA _a a "13 S ;teve, 'hanks for taking my call this morning. Per our conversation- I own the house at 201 Canal St. on the corner of Canal and Grant. Two bedrooms wo cars, one car garage- I am opposed to losing any parking spaces on Grant Street as it is already difficult to find parking at all much less on 3rant. To add curb cuts now and paint one side of the street red to the benefit of a small trailer lot does not seem fair to the rest of the residents in the street. I am out of town on a business trip and unable to attend the City Council meeting tonight and wanted to voice my opinion /vote. -hanks again. 3est Regards, oe Campanile .amson Home Products oe.campanile@lamson-home.com '14- 962 -4800 )2/22/2005 ASSET t'�L PROPERTY MGT., INC. January 31, 2005 Fong Tse Public Works Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 RF: Newport Sands Dear Inspector Tse: This letter is in answer to your telephone voice mail message requesting a drawing on the proposed curb and gutter lay out. This letter restates my previous letter to you, dated December 15, 2005. Again, as we discussed, I have marked a map for your consideration. I understand the city's desire to maximize the potential parking. We have the same need. The plan I am proposing will provide 5 on- street parking spaces on the west side of Grant Street, and 8 on -site parking spaces. Please recall that before we requested a lot line change, there were previously 6 on -site spaces, providing parking for 5 vehicles with 5 driveways that restricted on -street parking to one vehicle in front of space 1. Because the Park recently had vacant spaces, some people began parking in front of the driveways of the unoccupied spaces, and wrongly so. The proposed plan doubles the number of vehicles that will be able to be legally parked on the west side of Grant Street. If we receive approval of this plan, we will pass it along to the engineer to make the design of the curbs and gutters. ncerely, 'v Ja s Joffe Property Manager 22875 Savi Ranch Parkway, Suite "A" o Yorba Linda, CA 92887 -4629 • (714) 974 -0397 ASSET BL PROPERTY MGT., INC. December ] 5, 2005 Fong Tse Public Works Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 RE: Newport Sands Dear Inspector Tse: As we discussed, I have marked a map for your consideration. I understand the city's desire to maximize the potential parking. We have the same need. The plan I am proposing will provide 5 on -street parking spaces on the west side of Grant Street, and 8 on -site parking spaces. Please recall that before we requested a lot line change; there were previously 6 on -site spaces, providing parking for 5 vehicles with 5 driveways that restricted on -street parking to one vehicle in front of space 1. Because the Park recently had. vacant spaces, some people began parking in front of the driveways of the unoccupied spaces, and wrongly so. The proposed plan doubles the number of vehicles that will be able to be legally parked on the west side of Grant Street. If.we receive approval of this plan, we will pass it along to the engineer to make the design of the curbs and gutters. erely; %1 Tame Joffe ( �v operty Manager 22875 Savi Ranch Parkway, Suite "A" 9 Yorba Linda, CA- 92887 -4629 a (714) 974 -0397 Cn o -il 1 T lJ D ' T r /V m _ OO T O J V J FTIO V 1 II l O J 0 C �7 D O z iD D L ! 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