HomeMy WebLinkAboutR-1997-147 Yakima Orthopedic and Fracture ClinickS, c ci cL i2
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RESOLUTION NO. R97 - 147
A RESOLUTION granting an appeal of the Hearing Examiner's decision which,
subject to certain conditions, approved Yakima Orthopaedic &
Fracture Clinic, P.C., Class (3) application to use a house at 1508
Belmont in the Multi -family residential (R-3) zoning district for
business, administrative and physician offices, and adopting
findings and conclusions.
WHEREAS, on April 29, 1997, Yakima Orthopaedic & Fracture Clinic, P.C.
("Applicant"), duly applied for Class (3) approval to use a house at 1508 Belmont in
the Multi -family residential (R-3) zoning district for business, administrative and
physician offices ("Proposed Use") (see City of Yakima Planning Division file UAZO
Cl 3#8-97); and
WHEREAS, on July 10, 1997, the Hearing Examiner conducted a public hearing on
the Proposed Use and, by the Examiner's Decision issued July 22, 1997, approved the
Applicant's Proposed Use, subject to certain conditions; and
WHEREAS, on August 6, 1997, pursuant to chapter 15.16 of the Yakima Municipal
Code, certain residents of Belmont, Mt. Vernon, and 15th Avenue ("Appellants")
appealed the Hearing Examiner's decision approving, subject to certain conditions,
the Applicant's Proposed Use ("Appeal"); and
WHEREAS, on October 22, 1997, the Yakima City Council conducted a duly
convened public meeting to consider the Appeal ; and
WHEREAS, at the conclusion of the public meeting a majority of the members of
City Council present voted to grant the appeal and deny approval of the Proposed
Use; and
WHEREAS, § 15.16.050(E) of the Yakima Municipal Code requires that if the
legislative body renders a decision different from the decision of the Hearing
Examiner, the legislative body shall adopt amended findings and conclusions
accordingly; now therefore:
BE IT RESOLVED BY THE CITY OF YAKIMA:
1. The parties to this appeal are:
Applicant and Owner:
Yakima Orthopaedic & Fracture Clinic, P.C.
1515 W. Yakima Ave.
Yakima, WA 98902
Appellants:
Hershel D. McDonald
4 N. 16th Ave.
Yakima, WA 98902
Michael/Francine Dubrule Mitch L. Hixson
15 N. 15th Ave. 1502 Belmont Ave.
Yakima, WA 98902 Yakima, WA 98902
RESOLUTION GRANTING APPEAL OF
HEARING EXAMINER DECISION - Page 1
David/Teresa
1 /m______ n__L-_tJ
David/ leiesa �coiield
1512 Belmont Ave.
Yakima, WA 98902
Juanita & Wm. Needham
1514 Belmont Ave.
Yakima, WA 98902
Reuben&Rainell Gonzales
1509 Belmont Ave.
Yakima, WA 98902
Cyndi Hovland
1505 Belmont Ave.
Yakima, WA 98902
T1.,t. T T___-L�1.0
r d . 1V1d1 Lb11-lll
1505 Mt. Vernon Ave.
Yakima, WA 98902
Margaret E. Dawson
1503 Belmont Ave.
Yakima, WA 98902
Brent&Gloria Golob
1501 Belmont Ave.
Yakima, WA 98902
Richard England
1512 Mt. Vernon Ave.
Yakima, WA 98902
T.. L.,.. T/1,,..,..�
V1L1L 1\QlULILy
105 N. 15th Ave.
Yakima, Wa 98902
L. Tracey
1513 N. Belmont Ave.
Yakima, WA 98902
Greg & Joyce Wilder
1504 Mt. Vernon Ave.
Yakima, WA 98902
2. After considering the record before the Hearing Examiner and the Appellants'
and the Applicant's statements and arguments regarding the Yakima Orthopaedic &
Fracture Clinic, P.C., application for Class (3) approval to use a house at 1508
Belmont in the Multi -family residential (R-3) zoning district for business,
administrative and physician offices as approved, subject to certain conditions, by
the Hearing Examiner, the Yakima City Council amends the Hearing Examiner's
findings to include the following:
1. Many Belmont, Mt. Vernon, and 15th Avenue residents strongly object
to the Proposed Use as approved by the Hearing Examiner. These
objections are based on concerns with traffic and with introducing a
non-residential use in immediate proximity to single family residential
uses.
2. The Proposed Use, as approved, would reduce property values for the
Belmont, Mt. Vernon, and 15th Avenue neighborhood.
3. The Proposed Use, as approved, would break the existing uniform
pattern of single family residential use of properties on Belmont.
Any findings originally made by the Hearing Examiner which are inconsistent with
the above are deleted to the extent of such inconsistency.
3. Further, the Yakima City Council concludes that the proposed use of the
house at 1508 Belmont in the Multi -family residential (R-3) zoning district by
Yakima Orthopaedic Sr Fracture Clinic, P.C. for business, administrative and
physician offices is not and would not be compatible with existing nearby land uses.
The Hearing Examiner's original conclusion that, subject to certain conditions, the
Proposed Use would be compatible with existing land uses in the vicinity of the
proposal is rejected.
4. The Hearing Examiner's original decision to approve the Proposed Use,
subject to certain conditions, is rejected.
RESOLUTION GRANTING APPEAL OF
HEARING EXAMINER DECISION - Page 2
5. The appeal of the Hearing Examiner's decision granting Class (3) approval
to the Proposed Use is granted.
ADOPTED BY THE CITY COUNCIL signed and approved this 18th day
of November, 1997.
John Puccinelli, Mayor Pro Tem
ATTEST:
lap\land use\appeals\class 3 review\:yak orth/belmont finds/concls 11/18/97 11:34 PM
RESOLUTION GRANTING APPEAL OF
HEARING EXAMINER DECISION Page
Memorandum
To: Honorable Mayor and City Council Members
From: Dick Zais, City Manager
Date: November 13, 1997
Subject: Resolution approving Belmont Avenue Residents Appeal
This matter was heard before the City Council on October 22, 1997.
Four city council members were present for that meeting: Bernie
Sims, John Puccinelli, Ernie Berger, and Lynn Buchanan. For the
meeting on the 18th, Clarence Barnett will be absent; for Council
Members Beauchamp and Klingele to be eligible to note on this
matter, they must review the record of the meeting on the 22nd,
including either listening to the audio tape or viewing the video tape
of that meeting.
fllteri'latively, Council Members Klingeit and Barnett may recuse
themselves from the vote if they have not reviewed the entire
record.
/ms
BUSINESS OF THE CITY COUNCIL
YAKIMA, WASHINGTON
AGENDA STATEMENT
Item No. 71
For Meeting Of: November 18, 1997
ITEM TITLE: Adopt attached resolution which meets the requirements of Yakima
Municipal Code 15.16.050(E).
SUBMITTED BY: Glenn J. Valenzuela, Director of Comm/Econ Development
CONTACT PERSON / TELEPHONE: Vaughn McBride, Assistant Planner,
576-6649
SUMMARY EXPLANATION:
On October 22, 1997, the Yakima City Council conducted a duly convened public
meeting to consider Belmont area residents Appeal of the Hearing Examiner's
decision approving, subject to conditions, an application (UAZO CI(3) #8-97) by
Yakima Orthopaedic & Fracture Clinic to use a single-family dwelling at 1508 Belmont
Avenue in the Multi -Family Residential zoning district for business, administrative and
physician offices.
At the conclusion of the public meeting a majority of the members of the City Council
present voted to reject the Hearing Examiner's original decision, grant the appeal
request and adopt amended findings and conclusions accordingly.
Resolution X Ordinance_ Contract Other (Specify)
Funding Source
APPROVAL FOR SUBMITTAL:
City Manager
STAFF RECOMMENDATION:
Conclusions.
BOARD RECOMMENDATION:
COUNCIL ACTION: Resolution adopted. RESOLUTION NO. R-97-147
Adopt amended Findings and
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4 fi 1P s . .1
JUN 2 6 1998
KIM M. EATON, YAK!
mA
IN THE SUPERIOR COURT OF THE STATE OF, ^hAStkINGTON
IN AND FOR THE COUNTY OF YAKIMA
YAKIMA ORTHOPAEDIC & FRACTURE )
CLINIC, P.C. )
)
Petitioner, ) NO. 97-2-02943-0
)
v. )
CITY OF YAKIMA, a Washington )
municipality; HERSHEL D. )
McDONALD; MICHAEL DUBRULE and )
FRANCINE DUBRULE, husband and )
wife; MITCH L. HIXSON; DAVID )
SCOFIELD and TERESA SCOFIELD, )
husband and wife; JUANITA )
NEEDHAM and WILLIAM NEEDHAM, )
wife and husband; REUBEN )
GONZALES and RAINELL GONZALES, )
husband and wife; CYNDI )
HOVLAND; PAT MANSFIELD; )
MARGARET E. DAWSON; BRENT GOLOB )
and GLORIA GOLOB, husband and )
wife; RICHARD ENGLAND; JOHN )
KALUZNY; L. TRACEY; and GREG )
WILDER and JOYCE WILDER, )
husband and wife, )
)
Respondents. )
)
S 1'IYULATION AND ORDER
'JUL.. 2 1998
STIPULATION
THE FOLLOWING ARE HEREBY STIPULATED by and between Yakima
Orthopaedic & Fracture Clinic, P.C., through their attorney, James
C. Carmody of Velikanje, Moore & Shore, P.S.; Respondent City of
Yakima, through its attorney, Lawrence A. Peterson, Assistant City
Attorney; and remaining individual Respondents, by and through
their attorney of record, F. Steven Lathrop of Lathrop, Winbauer,
Harrell & Siothower L.L.'P.:
STIPULATION & ORDER -1
jcc-c:\data\zoning\yakima.sol
Velikanje, Moore & Shore, P.S.
attorneys at law
405 East Uncoln Ave.
P.O. Box 22550
Yakima, WA 98907
(509) 248.6030
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1. City of Yakima Resolution R97-147 is reversed.
2. Hearing Examiner's Decision (City No. UAZO CL(3), No.
8-97, Examiner No. I-97-1-42, a copy of which is attached hereto as
Exhibit A) (hereinafter "Decision") is affirmed subject to the
terms and conditions of this Stipulation and Order. Yakima
Orthopaedic shall be entitled to utilize property located at 1508
Belmont Avenue, Yakima, Washington (Assessor's Parcel No. 181324-
32506 - legally described in Exhibit B) in accordance with such
decision as modified and/or clarified by this Stipulation and
Order.
(a) Yakima Orthopaedic's usage of the property shall be
in a manner consistent with nonconforming use provisions of the
Yakima Urban Area Zoning Ordinance as it exists as of the date of
the Decision. YMC Ch. 15.19. The usage may continue in its
approved form but shall be terminated in the event that either: (1)
such usage is discontinued and not re-established in accordance
with the Ordinance; or (2) the property is placed to a use
different from that set forth in the Decision; or (3) the property
is destroyed and not replaced with comparable structure (in terms
of size and character) and thereafter used as set forth in the
Decision. When the use becomes discontinued under the Decision,
all rights under a Certificate of Zoning Review for Class (3) Usage
shall terminate and cease to exist.
(b) The property shall be maintained with the current
exterior appearance, which shall not be materially modified or
expanded in such a way as to change the residential appearance of
the property. It is understood and agreed, however, that the.
interior will be remodeled to meet current code and that there will
be periodic exterior maintenance and repair (e.g., painting, re-
roofing, etc.).
(c) Normal business hours will be weekdays from 8:00
a.m. to 5:00 p.m. Since the facility is utilized for physician
offices, the physicians will use private offices during non-
business hours for reading of records, study and other work. There
STIPULATION & ORDER -2
jcc-c:\data\zoning\yakima.sol
Velikanje, Moore & Shore, P.S.
attoro:ys at low
405 East Lincoln Ave.
P.O. Box 22550
Yakima, WA 98907
(509) 248-6030
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shall be no patient care or consultations and no laboratory work in
the facility at any time. There may, on infrequent occasions, be
administrative or other meetings with physicians and/or staff.
These meetings will not occur on a regular basis.
(d)- Yakima Orthopaedic will not oppose the rezone of the
immediate neighborhood to Single -Family Residential (R-1).
(e) Property owners of the following identified parcels
shall be entitled to specifically enforce the terms and conditions
of this Stipulation and Order, as well as the terms and conditions
of the Modified Decision of Hearing Examiner referenced above. The
parcels entitled to enforcement are identified on Assessor's Map
attached as Exhibit C and specifically include the following
properties:
Assessor's Parcel Numbers
181324-32501
181324-32503
181324-32505
181324-32508
181324-32528
181324-32530
181324-32532
181324-32522
181324-32534
181324-32536
181324-32502
181324-32504
181324-32507
181324-32509
181324-32529
181324-32531
181324-32533
181324-32438
181324-32535
In the event of litigation to enforce terms and con-
ditions of Hearing Examiner's Decision (as modified/clarified), the
substantially prevailing party shall be entitled to recovery of
attorney's fees, together with other costs of litigation.
3. The Verified Petition for Review of Land Use Decision
shall be dismissed with prejudice and without costs to any party.
DATED this .Lp day of June, 1998.
VELIKANJE, MOORE & SHORE, INC., P.S.
Attorneys for Petitioner
STIPULATION & ORDER - 3
jcc-c:\data\zoning\yakima.sol
Vetikanjo, Moore & Shore, P.S.
attorneys at law
405 East Lincoln Ave.
P.O. Box 22550
Yakima, WA 98907
(509) 248-6030
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AWRENCE A. PETERSON (WSBA #14626)
Assistant City Attorney
Attorney for Respondent City of Yakima
LATHROP, WINBAUER, HA
SLOTHOWER L.L
Attorneys
By:
ondents
. Steve Lat roWSBA #5243)
ORDER
This matter having come on for hearing upon the foregoing
stipulation of the parties herein, through their counsel of record,
for an order, and the court finding that there is no just reason
for delay, now, therefore, it is hereby
ORDERED, ADJUDGED AND DECREED as follows:
1. City of Yakima Resolution R97-147 is reversed.
2. Hearing Examiner's Decision (City No. UAZO CL(3), No.
8-97, Examiner No. I-97-1-42) is hereby affirmed except as modified
by the above Stipulation which is incorporated by this reference.
3. Petitioner shall, at its expense, file this Stipulation
and Order in the real property records of the Yakima County
Auditor.
4. Verified Petition for Review of Land Use Decision is
dismissed with prejudice and without costs.
DONE IN OPEN COURT this day of � ��2 , 1998.
ROBERT N. HACKETT, JR,
JUDGE
STIPULATION & ORDER - 4
jcc-c:\data\zoning\yakima.sol
JUDGE/COURT COMMISSIONER
Velikanje, Moore & Shore, P.S.
attorneys at law
405 East Lincoln Ave.
P.O. Box 22550
Yakima, WA 98907
(509) 248-8030
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Presented by:
VELIKANJE, MOORE & SHORE, INC., P.S.
Attorneys Petitioner
By:
ames C. Carmody BA #5205)
Appro
not' of preseon waived
d as to form and content;
41/07,(4. --(Az
LAWRENCE A. PETERSON (WSBA #14626)
Assistant City Attorney
Attorney for Respondent City of Yakima
LATHROP, WI =+ R, HA ELL & SLOTHOWER L.L.P.
Attorneys or t ..R ua Respondents
By:
F. Steven L�
STIPULATION & ORDER - 5
jcc-c:\data\zoning\yakima.sol
(
WSBA #5243)
Velikanje, Moore & Shore, P.S.
attoritrs st law
405 East Uncoln Ave.
P.O. Box 22550
Yakima, WA 98907
(509) 2484030
Class 3 Application by
Yakima Orthopaedic & Fracture
Clinic, Inc. for Offices at
1508 Belmont Avenue
EXAMINER'S DECISION
City No. UAZO CL(3) 4i8-97
EXAMINER NO. 197-1-42
The Examiner conducted a public hearing on July 10, 1997.
The staff report presented by Vaughn McBride recommended denial.
Dr. James Haven and attorney James Carmody appeared on behalf of
Yakima Orthopaedic. A number of residents on Belmont and adjacent
residential streets spoke in opposition to the proposal. The
Examiner inspected the prol)erty prior to and after the hearing,
with particular emphasis on Belmont and adjacent ic,sidential
streets.
srr:7.7.11,*Y O'' DECISION. The appli cation is approved, suhject to
conditions.
Fror;ii the view of the site, tho matters contained in the
official record including the staff report, a review of both the
Yakima Urban Area Comprehensive Flan and the Yz?kima Urban 1SCea
Zoning Cadinance, and from evidence received at the hearing, the
Examiner makes the following:
inc.
FINDINGS
1. Applicant. Yakima Orthopaedic & Fracture Clinic,
2. Location. 1508 Belmont Avenue, Assessor's parcel
number 181321-32506.
EXAMINER'S DECISION - 1
EXHIBIT A
HEARING EXAMINER
FOR THE
CITY AND COUNTY OF rp..::•iA
POST OFFICE soy. e.
YAKImA.1•/a.SH:..GTO •"-0/
(503)24e -070c
3. ,Application. Class 3.
4. Proposed Use. Physician and business offices.
5. Current Zoning and Use. The site is zoned R-3, Multi -
Family Residential. The neighborhood is characterized by single-
family, multi -family dwelling units, and professional medical
offices; paved roadways with curbs, gutters and sidewalks.
Adjacent properties have the following characteristics:
'Zoning Land Use,
North R-3 Single-family residences
South 33-1 Professional offices, single-family
residences
East R-3 Single and multi -family residences
'West R--3 Single-family iesidences
Thais house is located on Belmont Avenue, which although zoned
17--3, is a mature, very pleasant, single-family residential street
with large trees.
6. Project Description. In order to accommodate expansion
et the clinic located across the alley at 16 and Yakima, the
applicant wants to utilize this reiAdence pr:i_msrily for physician
offices, together with perhaps clinic business or administrative
offices., All patient and medical care services will continue to
be pro,rided at the clinic. No patient care, contact, or
laboratory services will occur at this site. The rear of the
property on the alley will be reconfigured Lo provide paved onsite
parking for 7 vehicles. The exterior of the house will not
change, except that the existing driveway on Delmont will be
el i_mira.:.:d.
7.]1 access to the property will he f=orty the alley,
across from the clinic.
7. Yakima Urban. Area Comprehensive Plan. The Comprehensive
Plan encourages the preservation of existing residential
neighborhoods in a manner which protects the neighborhood from
any adverse or incompatible impacts. The Comprehensive Plan also
encourages a mixture of housing types and densities throughout
EXAMINER'S DECISION - 2
HEARING EXAMINE
FOR THE
c(TY ANO COUNTY O: YP.ti"'•
POST OFFICE
YAKIMA. WASH!NGTOir2'
(5057 248.070r-
the Urban Area. The subject area includes a mixture of
professional offices, single-family and multi -family residences.
Compatibility issues will be dealt with below. This
proposal, as conditioned, is deemed consistent with the
Comprehensive Plan.
8. Yakima Urban Area Zoning Ordinance. The multi -family
residential zone (R-3) is intended to establish and reserve high
density residential districts by excluding activities not com-
patible with residential uses. More than 12 dwelling units per
acre are permitted, although high density residentia3 development
should be located so that the traffic it generates does not pass
through lower density residential areas. (See YMC 15.03.030 (4)) .
Permitted uses in R-3 include "medical and dental
laboratories, offices and clinics". A variety of other types of
offices are also permitted, all as Class 3 uses. See YMC Chapter
15.04, Table ,1-1.
Class 3 uses may be permitted to locate in the R-3 zone if
the proposed use and site improvements promote compatibility with
the intent and character of the zone and the objectives and
development criteria of the comprehensi,, e plan. (YMC
15.04. 020 (3)) .
9. Conatibi lity. Two factors are particularly
significant. These are the existing R-3 zoning, and the nature of
the proposal. Belmont and Mount Vernon Avenues, bounded by 16th
and 15th, constitute a very pleasant single family neighborhood in
a large R--3 zone. This R-3 zoning has existed at least since
adoption of the Urban Area Zoning Ordinance in 1986. Good reasons
can be advanced that this area should be zoned -:i.ngle-Family
Residential (R-1) , but unfortunately for the ho:.teo'.•in rs, _ . is
not
The R-3 zoning means that one of these lots could be
developed with a triplex or perhaps even a fourplex, with nothing
more required than a building permit from the city. The resulting
increase on very narrow Belmont. -Avenue would be significant, both
in terms of traffic and parking. This proposal, by comparison,
EXAMINER'S DECISION - 3
HEARING EXAMINER
FOR THE
CITY AND COUNTY ..• f
F� TOFFICE':'�'
t5O9) 248.07'-0E
utilizes only alley access, and will have no impact on traffic or
parking on Belmont Avenue. Although it appears to be an opening
of the door, an unfortunate precedent, this proposal will actually
have less impact on the Belmont neighborhood than turning the
house.into a residential rental of some sort.
The Comprehensive Plan, at OTU -3, identifies items to be
considered in determining compatibility. These include traffic,
generation of pollution, impact of additional light, and impact on
adjacent property values. Residential areas also consider the
impact of the number of dwelling units. Citizen preference is
important in determining compatibility and reviewing these issues.
This proposal will not, affect the look and feel of the
neighborhood, will not generate additional traffic, and pollution
and lighting factors will remain unchanged. Impact on economic
value is more difficult to determine, but in all probability a
triplex on this lot would have a more draTr otic impact not only on
values but also on the character of the neighborhood than this
Proposal.
It is because this proposal will have less of an impact on
the Belmont neiahborhood than uses which are permitted outright
_ J
that it: is deemed compatible with the provisions of both the
Comprehensive Plan and the Loning Ordinance.
10. Sta' e Environmental Policy Act. Tiiis project is
exempt from the State Environmental. Po -icy Act, because of its
small size, pursuant to YMC Chapter 6.88.
11. Pul,i±c Notice. Public notice of the hearing was
;provide.•_: in accordance with the ordinance.
From
the foregoing inalr•,
following:
CONCLUSIONS
1. The Examiner has jurisdiction.
EXAMINER'S DECISION - 4
etc,
7.
Examiner makes the
HEARING EXAP.i::::F:
FOR THE
CITY ANr) COUNTY C"
FOC fOrFlCEF'.v..
l'AKitviA.WASHING1 :
(509)248-07:),7,
2. For the reasons stated herein, the application complies
with the objectives of the Urban Area Comprehensive Plan, the
intent of the R-3 zoning district, and the provisions of the Urban
Area Zoning Ordinance.
3. The application is approved, subject to the following
conditions:
A. This site is limited to physician and business
offices of Yakima Orthopaedic & Fracture Clinic, Inc.
B. Hours of operation are limited to 0:00 a.m. to
5:00 p.m. Mondays through Fridays.
C. Access, both pedestrian and vehicular, shall be
solely from the alley separating the clinic facility and these
offices.
D. Seven off-street paved parking spaces, meeting
ordinance standards, shall be installed at the rear of the
property, off the alley, pursuant to the proposed site plan.
E. The existinc; fencing on the east and west property
lines shall be maintained and improved as necessary.
F. The existing driveway on Belmont Avenue shall be
removed.
G. No signs may be placed on Belmont Avenue.
4. A final site plan, which includes the items shown on
the original site plan, the additions or modifications required
by this decision, and demonstrating compliance with the Urban
Area Zoning Ordinance, shall be submitted to the Planning
Department prior to issuance of a certificate of zoning review or
building uermit, pursuant YP.0 15.12.050.
5. This decision entitles the applicant to a Certificate
of Zon? nq Review, which is valid for orae year from the date of
issuance of the Certificate. The Certificate may be extended one
time only for up to one additional year by application prior to
the termination date, all as set. •forth in Yf4C 15.12.060.
EXAMINER'S DECISION - 5
HEARING EXAMNE't
FOR THE
CITY AND COUNT' Cu- Yi\F ::»
POST OFFICE Cox <
Y:.KIMA. .1.'-.HINGTO;
(5O9} a48-O7Ov
DATED this S day of July, 1997.
PHILIP A. LAMB
Hearinct Examiner
EXAMINER'S DECISION - 6
HEARING EY INF.F:
FOR THE
CITY AND COUN ; Y (Jr y=K;rM
rosTOFF)Cr:
YA u.tA. WASH INC. '_
(509) 24x•0/00
YAKIMA ORTHOPAEDIC & FRACTURE CLINIC, P.C.
1508 Belmont Avenue
Yakima, Washington
Parcel No. 181324-32506
Legal Description
Lot 5, Block 1, Ray's Nob Hill Addition to North Yakima, now
Yakima, recorded in Volume B of Plats, page 49, records of Yakima
County, Washington.
EXHIBIT B
4# • ��f<H
EXHIBIT C
•
_.r_rl�..F:R7 F.Rty -
o
32015 3:013
.27 .23
sr.r
32012
.22
3'0:0 I
.30 j
3. .325t5 32:17
! 2
i4r
,�
32518 132319132520 325211
VERNON
t2 '1
32527 32326 32525 32324132323 132522J
1
t-WASHINGrON 011.4Rr
-12329 32529 32530 32531 132532 c�33�
14 1.5 16 1 17 1 /6
DEL .40NT AVE.
11 /2
32555
1.00
13 /4 ! 13
32514
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