Loading...
HomeMy WebLinkAbout2004-06-02; Planning Commission; ; CANNON COURTTl City of Carlsbad Planning Department - A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: June 2, 2004 Item No.@ Application complete date: April 22, 2004 Project Planner: Barbara Kennedy Project Engineer: Frank Jimeno SUBJECT: CUP 99-30(A) -CANNON COURT -Request for an amendment to CUP 99-30 to allow alcohol sales at the Westmart gas station/mini-mart within the Cannon Court project located on the northwest comer of Cannon Road and Interstate 5 at 4990 Avenida Encinas, in the C-T-Q zone, the Commercial/Visitor Serving Overlay Zone, and Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5640, RECOMMENDING APPROVAL of Conditional Use Permit Amendment CUP 99-30(A), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting that the Planning Commission recommend approval of Conditional Use Permit (CUP) amendment CUP 99-30(A) to allow for the retail sales of beer and wine at the W estmart gas station/mini-mart located at the northwest comer of Cannon Road and Interstate 5 in the C-T-Q zone. Since the project is located in the CommercialNisitor Serving Overlay Zone, the City Council will make the final decision on the proposal. III. PROJECT DESCRIPTION AND BACKGROUND The site is zoned C-T-Q (Commercial-Tourist-Qualified Development Overlay Zone) with a General Plan Land Use Designation of T-R (Travel-Recreation/Commercial). The approved Cannon Court project includes a gas station/mini mart, two restaurants and a hotel. The gas station/mini-mart was recently completed in January 2004 and restaurant "A" is currently under construction. Construction documents are being developed for the remaining buildings and the developer anticipates submitting building permit plans this year in May for the hotel and possibly early June for restaurant "B." The site is bordered by Interstate 5 to the east, and the railroad right-of-way and Encina power plant are located to the west. The SDG&E storage yard, substation, and high-tension power lines lie to the north of the Cannon Court project area. To the south of the project site, a car storage lot was recently approved on the southwest comer of Cannon Road and A venida Encinas, and the Inns of America hotel is located on the southeast comer of this intersection. The closest residential property is located southwest of the site in the Terra Mar development, approximately 700' from the gas station/mini-mart. Cannon Lake Park is situated between the residential CUP 99-30(A) -CANNON !uRT June 2, 2004 Page 2 development and the west side of the railroad right-of-way, with the nearest point being approximately 350' away from the subject site. Gas stations require approval of a CUP, and a CUP was also required for the entire project since it is located in the Commercial-Visitor Serving Overlay Zone. The project was originally recommended for approval by the Planning Commission on May 16, 2001. The City Council subsequently approved the CUP for the project on June 26, 2001 for an initial period of ten years from the date of the Planning Commission hearing (expires May 15, 2011). The City Council added several additional conditions as shown in the attached Resolution 2001-209. One of those conditions required that any future proposal for the retail sales of alcoholic beverages at the gas station/mini-mart would require an amendment to the CUP by the City Council after a report and recommendation by the Planning Department and Planning Commission. The City Council voiced strong opposition to the proposed alcohol sales as did many of the neighbors who were concerned about alcohol sales in close proximity to the beach and the potential for an increase in crime and general nuisance associated with alcohol sales. The applicant expressed the desire to show that beer and wine sales would be an appropriate and convenient use and to demonstrate the quality of the project. A request has been submitted for an amendment to the CUP for approval of off-site sales for beer and wine at the gas station/mini-mart. It is important to note that if the CUP amendment is approved, the applicant must still obtain an off-sale beer and wine license from the Department of Alcoholic Beverage Control (ABC). The applicant has indicated that providing beer and wine would be an important convenience to their customers, many of whom they state are neighbors. The second reason would be to serve the guests of the future hotel and the guests at the neighboring hotel across the street. This location would be more convenient than driving to an alternative location on Tamarack Avenue or on Palomar Airport Road to purchase alcoholic beverages. The final point that the applicant makes is that the size of the store is quite small and would only offer a small display of room temperature wines and the area for cold beverages is limited to only a three door refrigerator. Staff discussed the proposal with a representative from ABC and found that the site is located in an area with a low crime rate of 69% (compared with an average city crime rate of 120%). The site is also located in a census tract (Census Tract 178.05 -Attachment 6) with an over- concentration of off-sale licenses. Two licenses are permitted in the census tract and four licenses exist, although only three are active. Ralphs has two licenses with one inactive, and Palomar Shell and Thrifty/Payless (Rite-Aid) both have one license each. In areas with an over- concentration of licenses, the ABC requires the City to make a finding of public convenience and necessity to allow any additional off-sale licenses. The Carlsbad Police Department acts on behalf of the City to make this finding. Staff discussed the proposal with Officer Mike Cook of the Carlsbad Police Department. Officer Cook indicated that the Police Department, acting on behalf of the City, could make the required finding of public convenience and necessity for this site based on the lack of other establishments in the immediate vicinity and because the surrounding residents and hotel tourists would benefit from the convenient location. As previously mentioned, the site is in a very low crime area and is located over 700' from the nearest residential property. CUP 99-30(A)-CANNON luRT June 2, 2004 Page 3 After verifying that the finding for public convenience and necessity can be made, the ABC sends notices to various City Departments and property owners within 500'of the site. If the off-sale license application is protested, the ABC would hold a hearing prior to making a decision to issue or deny a license. Officer Cook indicated that the Police Department typically protests off- sale license requests during the City and public review period, even though a public convenience and necessity finding was made previously. A protest would require an application to go back to the ABC to recommend additional conditions of approval to be placed on the license. Conditions are added on a case-by-case basis and could include items such as limiting the areas for sales of alcoholic beverages, prohibiting fortified wines, setting limits for maximum alcohol content, or limiting the hours for sales. These types of conditions could also be added if neighbors protested the off-sale license application. Similarly, specific conditions could be added to the license by the ABC to alleviate concerns for projects located in areas of special consideration. As defined by the ABC, areas of special consideration include, but are not limited to, sites located within 600' of a park, school, or hospital. Since the site is located within 350' feet of Cannon Lake Park, it is included in this category. The park-like amenity within the Cannon Court development would not be considered a park since it is privately owned and maintained as part of the development. California Business and Professions Code Section 23790.5 also includes regulations for the concurrent retailing of motor vehicle fluid and beer and wine. These regulations restrict the location of displays and advertising of alcoholic beverages. This code section is included as Attachment "9" of this report. As a final note, retail alcohol sales are allowed between the hours of 6:00 am and 2:00 am, unless further restricted by a discretionary approval such as the CUP amendment or by any additional conditions placed on the license by the ABC. City Ordinances restricts anyone from having glass containers or alcoholic beverages of any kind on the beach, or on a street, sidewalk, alley, highway, blufftop, or parking lot adjacent to a beach. Staff is not recommending any additional conditions of approval for the proposal since the license will b.e subject to Police Department review and conditions would be added as deemed appropriate by the ABC. Should the Planning Commission or City Council desire to add conditions restricting certain aspects of the off-site sale of alcohol, enforcement would be the responsibility of the City. ABC will enforce their conditions, but cannot guarantee the enforcement of any City conditions. The applicant would need to abide by the most restrictive conditions regardless of whether or not the requirement was a City condition of approval or an ABC condition. IV. A. ANALYSIS The proposed amendment would continue to be consistent with all applicable policies, plans, and regulations analyzed in the original project approval and described below: 1. General Plan -T-R (Travel-Recreation); CUP 99-30(A) -CANNON !uRT June 2, 2004 Page4 2. Commercial/Visitor-Serving Overlay Zone/C-T-Q Zone (Commercial-Tourist Zone-Qualified Development Overlay) (Carlsbad Municipal Code Chapters 21.208, 21.29, and 21.06); 3. Conditional Uses (Carlsbad Municipal Code Chapter 21.42); 4. Nonresidential Planned Developments (Carlsbad Municipal Code Chapter 21.47); 5. Local Coastal Program Compliance; and 6. Growth Management (Local Facilities Management Zone 3) B. The adopted project findings for CUP 99-30, which are contained in Planning Commission Resolutions No. 4977 and 4978, would still apply to this project (CUP 99- 30(A) ). C. The adopted finding in City Council Resolution 2001-209 can be amended to allow the retail sale of beer and wine at the gas station/mini-mart since it would provide a convenient location to serve the public. Although the ABC indicates that there is an over- concentration of licenses within the census tract, the existing off-sale sites are not conveniently located. This is due to the unusual configuration of the census tract, which is long and narrow, in that it extends west of Interstate 5 to the Pacific Ocean, from the north shore of Agua Hedionda Lagoon to the north shore of Batiquitos Lagoon. The nearest convenience store with an off-sale license is approximately one mile away. The crime rate is low in the area and the nearest residences are over 700' away. The Police Department protest of the ABC license will ensure that appropriate conditions are added to reduce the potential for increased crime or nuisances in the area. Neighboring residents will also have an opportunity to protest the license with ABC. D. The adopted project conditions for CUP 99-30, which are contained in City Council Resolution No. 2001-209 would apply to this project (CUP 99-30(A)) with the exception of Condition No. 2a which would be amended by Condition No. 4 in Planning Commission Resolution No. 5640 allowing retail sales of beer and wine at the Westmart gas station/mini-mart. E. Annual reviews have been conducted for CUP 99-30 and the project is in compliance with all conditions of approval. F. Approval of CUP 99-03(A) would not alter the expiration date of May 16, 2011 associated with the original 10-year approval for CUP 99-30. V. ENVIRONMENTAL REVIEW The Planning Director has determined that this request is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301, Existing Facilities, of the State CEQA Guidelines and will not have any adverse significant impact on the environment. CUP 99-30(A)-CANNON !uRT June 2, 2004 Page 5 ATTACHMENTS: 1. Planning Commission Resolution No. 5640 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Planning Commission Resolution No. 4977 6. Planning Commission Resolution No. 4978 7. City Council Resolution 2001-209 8. Map of Census Tract 178.05 9. California Business and Professions Code Section 23790.5 10. Exhibit "A" -Site Plan SITE CANNON COURT CUP 99-30(A) ... ""'' ~z. City of Carlsbad 1 :JElei ,h,l· i •JJ .f hi" iJ ,i I DISCLOSl'RE STATE:\IE:'\"T I Apphcant"s statement or disclosure of cenam ownership interests on all apph.:~aon;; wi,:.:h wili r~qum: j d1scret1onary action on the pan oithe City Council or any appomu:d Bo:mi. Comm1s;1on or Com:n:n~.: Tne iollo\\'Jng 1n!om111t1on MUST be disc:losed at th1111mc-oiapphcauon submrr-.:i;. Your pr,~.,,..:1 .::i!'ln,,: be rc:,•1t:wcd until lh1s mfonn1t10n 1s c:ompleu:d. Please print . P.:01e, Pl!rson is dcfo1cd ;is "Ari'Y individual, fi:m. c:a.pannmhip. join, vcnl\Jre, as$oc:1:1ri0n. social club. ir:ncm~I oriµu)I.Z:)tion. carporalian.. CSl31c:. i:ru,i. ri:ceive,. 5)/0dicllrc. ill ~ and any odiu counl)·. c,ry 3nd cowi~. cny m111J)cipilbt>", di.sll"ic:1 or olhc:r poll~ subd1visioa or 1111)' odicr J?l'Dllp or c:ombiDation ac;ling as ii 1111i1." A1e11&s may ilp lhis document; howc:ver, the lraal iwm: ilAd CD'llt)' Df the applicau1 and prDpc11y owner m11s1 be provided bc!low. 1. 2. APPUCMT (Not the applicant's all'mt) • Provide the C:QMPI.t:rt LEGAL names and adcb'cssc~ of ALL persons ha,"lng a finani:11111 inm·nt m \he ;1ppliea.tion. If she applitallt ineliides a comor.atirm gt p2rn,m:Jb1p. 1nc:l1:1dc tht _ ~ names, litle, addrc,cec or al) individ~J, owninfi! m11n dian l 0¾ of 1ht sh:are£. n: NO fNDJVIDUALS OWN MORE THAN 10% Of THE SHARES. PLEASE INDICATE NON- APPLICABLE (NIA) IN THE SPACE BELOW.If a. publil'!lv-owm:d cmporatjon,. include Lhc names, titles, and ,rdclre.ssc1 of lhc: corpor&\e officers. (A ~le page may be anachcd if nccc:ssacy.) Person ::lot{N A,. l!uz.4 Coip!Pan_..T.A-8,!t.'9. • C,11{? Title P,u 9ZA, A.511i,g 4ltp .Title. __ _.P/l+,_..._-t-__ .....,. ____ _ Mdre:u hi B& .4.o,e l>µ. Al-n Addron . ..,t<_~,...lfAl...,_fa~""--------- .$oJ,-ff; 110 C.,,u ~~ C"'A ';zao'j c -I • I h~ NOT~ ,JI. I OWNER (Not lhc owner's agen1) • Provide the COMPLrn. LEGAL names and addresses of ALL J)ersons haV'lrig any ownership § iritcreEI in thci property invalvccl. Also, pro\ride 1hc riature or 1he lepl ownm:hip (i.e. 'IL. parmmhip, lenan'IS m c,ammon, non-profit, c;orpora1ion, etc.). I( the owner,hip includes a T corpprnion ar parmcrship, in1;ludc the. names, tide:, addl'QKIS of all ind1viduals '1Wtllng more 1han 1,0¾ 0(1hc shares. IF NO INI>JVII>UALS'OWN MORE ntJ\N ID% OF ntE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN TifE SPACE BELOW, If a publidv- 011.•m:d corparatjcu,. include: the Mmes, titles, ind ;1ddrcsses oru,c corporate olliccrs, {A separa1c: page may be anaeh~ if necessary.) . Person GA1l!7 L. Wtsr: Corp/Pan /,(JE.S'r Dt:,lk~P,nw, .%.c... Title PA.e-3, Wli.-sr l>,f'ti..Aoit,,r~.:m1e. __ PA....,;..;;;.f'~G..:..~------- Addrcss /p18f fA.,.~ '2>«,~l,kT~ Addrcss....,~.,.lf(!J__...,f..,\ ...... ______ _ .Sv,n-110, Ctill.l-845110 CQ. -E:. -,I, 'i2o O'J ~t:~ it/Orf z._. ~A-6Ji.q ~fl.() ()Al.,/~ so?. :To ,w " d,11.4 Ait-.r OWIIIWJ ,fo 1, P1tTtt.tP14 C. 8v't,q Jtec.1, I T41:11 g, IA.JE:Jr ~tl~Lopme.,-r ~ Ow,11d} ,S"of. Gt,"-/ (,, Wt.~.,-~Eg~ Dw"'t"° SD'l. Mi", E-IAJI. t1" ,Jlee,7,/-r~AS. 3. NON-PROFIT oR&noN OR TRUST • If any person identified pursuant to ( 1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/frost__________ Non Profit/frost ___________ _ Title ------------Title --------------Address __________ _ Address ____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Co~ons, Committees and/or Council within the past twelve (12) months? D Yes l{J No If yes, please indicate person(s): _____________ _ NOTE: Attach additional sheets if necessary. • fy that all the above infonnation is true and correct to the best of my knowledge. of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant 2 18. oy agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 POWER OF ATTORNEY SPECIAL KNOW ALL MEN BY THESE PRESENTS: That I Gary West, President of West Development, Inc., on behalf of West Development, Inc., hereby make, constitute and appoint John Buza as West Development, lnc.'s true and lawful attorney in fact to act for West Development, Inc. and in West Development, lnc.'s name, place and stead and for West Development, Inc. 's use and benefit limited to the following matters pertaining to the development and construction of a commercial development (approximately 6.6 acres) located at the northwest corner of Cannon Road and Interstate 5, in the City of Carlsbad, California, APN #210-010-38: A) To enter into contracts with architects, engineers, and various consultants. 8) To apply for and obtain any required applications, permits, etc., from: 1 . City of Carlsbad 2. County of San Diego 3. California Coastal Commission 4. State of California 5. San Diego Gas and Electric, or any necessary Utility Company West Development, Inc. hereby grants to said attorney in fact full power and authority to do and perform each and every act and thing which may be necessary, or convenient, in connection with any of the foregoing, as fully, to all intents and purposes, as West Development, Inc. might or could do if personally present, hereby ratifying and confirming all that its said attorney in fact shall lawfully do or cause to be done by authority hereof. Wherever the context so requires, the singular number includes the plural. Dated: --'--I 0-+-/-'--J 0_/'--9'-(.-1 ___ _ , I STATE OF NEBRASKA COUNTY OF DOUGLAS On /0/7?/p 9 }SS. VELOPMENT, INC. sy: --L,.._--+_u_'r>_r ___ _ Y WEST, President before me, __ .,.~..:..,;;:;""""-.LJ!...L-~ """'~c..,.,,c:;c..=....;;_c;;;..:......,,=----- Personally appreared_---=~~~J=,....J.dZ.::~~------------------- Personally know to me (or proved o me on the basis of satisfactory evidence} to the person(s} whose name(s} is/are subscribed to the ithin instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s} on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature ft J{? ~ ~, IJ:--.. -1 I RITA Fl. BAKER -111re.m,,. i,,. a.o. 21, :ma! 4!ACKGROUNDDATASHEET - CASE NO: CUP 99-30{A) CASE NAME: Cannon Court -====-=--=-=-=----------------------- APPLICANT: ~J._A~._B_u_z_a,~C~o~m--~------------------- REQUEST AND LOCATION: Request for approval of a Conditional Use Permit Amendment to allow the off-site sales of beer and wine at the gas station/mini-mart located with the Cannon Court project located on the north side of Cannon Road between 1-5 and the AT & SF Railroad right-of-way. LEGAL DESCRIPTION: Parcel 1 of Parcel Map No. 19380, in the City of Carlsbad, County of San Diego, State of California, filed in the Office of the County Recorder of San Diego County, December 2, 2003 as File No. 03-1430564 of Official Records. APN: 210-010-38 Acres: 6.51 Proposed No. of Lots/Units: __ N~/ A _______ _ GENERAL PLAN AND ZONING Land Use Designation: T-R (Travel/Recreation Commercial) Density Allowed: N~/A~------Density Proposed: _N_/ A __________ _ Existing Zone: C-T-O -Commercial-Tourist/Qualified Development Overlay Zone Proposed Zone: "-N"--'/A'-=---------------------------- Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Site C-T-Q North P-U South P-M ----- East TC West TC & P-U General Plan T-R u PI TC TC&U Current Land Use Vacant SDGE Storage Yard/High Tension Lines/Vacant Hotel/ Future Auto Storage Lot Interstate 5 AT & SF Railroad r.o.w. & Encina Power Plant PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad -=-===---- Equivalent Dwelling Units (Sewer Capacity): _N~/ A _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT 0 Mitigated Negative Declaration, issued ________________ _ 0 Certified Environmental Impact Report, dated ______________ _ [8] Other, Categorical Exemption, Section 15301, Existing Facilities 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 4977 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM TO ALLOW THE DEVELOPMENT OF A GAS STATION, MINI-MART, HOTEL AND TWO RESTAURANTS ON PROPERTY GENERALLY LOCATED AT THE NORTHWEST CORNER OF CANNON ROAD AND INTERSTATE 5 IN LOCAL FACILITIES MANAGEMENT ZONE3. CASE NAME: CASE NO.: CANNON COURT CUP 99-30 WHEREAS, J. A. Buza Corp, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by West Development, Inc., "Owner," described as That portion of Lot "H" of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to Petition Map thereof No. 823, filed in the Office of the County Recorder of San Diego County, November 16, 1896 (APN 210-010-38) ("the Property"); and WHEREAS, a Mitigated Negative Declaration was prepared in conjunction with said project; and WHEREAS, the Planning Commission did on the 16th day of May, 2001, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, examining the initial study, analyzing the information submitted by staff, and considering any written comments received, the Planning Commission considered all factors relating to the Mitigated Negative Declaration. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) B) Findings: That the foregoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission hereby RECOMMENDS ADOPTION of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program according to Exhibit "ND" dated February 26, 2001, and "PII" dated February 6, 2001, attached hereto and made a part hereof, based on the following findings: 1. The Planning Commission of the City of Carlsbad does hereby find: A. B. C. D. It has reviewed, analyzed and considered Mitigated Negative Declaration and the Cannon Court Mitigation Monitoring and Reporting Program the environmental impacts therein identified for this project and any comments thereon prior to RECOMMENDING APPROVAL of the project; and The Mitigated Negative Declaration has been prepared in accordance with requirements of the California Environmental Quality Act, the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad; and It reflects the independent judgment of the Planning Commission of the City of Carlsbad; and Based on the EIA Part II and comments thereon, there is no substantial evidence the project will have a significant effect on the environment. Conditions: 1. Developer shall implement or cause the implementation of the Cannon Court Mitigation Monitoring and Reporting Program. PC RESO NO. 4977 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 16th day of May 2001, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairperson Segall, Commissioners Baker, Compas, Heineman, L 'Heureux, and Tri gas Commissioner Nielsen JEFF . SEGALL, Ch: 1rperson CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HO Z Planning Director PC RESO NO. 4977 -3- O,-,:,rS,,6CE" i l'f(:fol • • -M'/'t,Wfit,i(iftw,M,i;.t ROAD Ulltl r, 1/t ft tllt\i, ,., I l(fSTAl'H, 1' nnrn ... ,,,, .. 11-,, CONCEPTUAL SITE PLAN () err 11,0 !'tannin~ C immi :.ion i7-4##t?#_$.l!~T . -. --~~:; N~.-~~~ie· 22 -3'2(A 20 ' 40' .......... ---·--·-- • ~~~i~1:1 ••••••••••••• -~a~e.$ff_.£~~ .,,.4 , 1 .. .:Nl.i'lllll~"ll•tlEil.11J lrf) ... UIU ... "' U 11,, lll.1'1,1,.,Jlril(t, '"""'"'""'u"",.,., ....... ,t.111~,...,.,,. Pt Pf l'rl ,Ai,~ f NORTH RO"