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Home My WebLink About1999-05-05; Planning Commission; ; SP 207D|LCPA 98-10|SDP 95-09A|CDP 98-88 - NAMM MUSEUM OF MAKING MUSICC 0 The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 5, 1999 Item No. (D Application complete date: January 8, 1999 Project Planner: Don Neu Project Engineer: David Rick SUBJECT: SP 207(D)/LCPA 98-10/SDP 95-09(A)/CDP 98-88 -NAMM MUSEUM OF MAKING MUSIC -Request for a recommendation of approval for a Negative Declaration, an amendment to the Carlsbad Ranch Specific Plan, a Local Coastal Program Amendment, an amendment to the existing Site Development Plan and a Coastal Development Permit, to permit the existing 6,500 square foot museum to be open to the general public with incidental retail sales related to the museum at 5790 Armada Drive in the Coastal Zone and Local Facilities Management Zone 13. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4537, 4538, 4539, 4540, and 4541 RECOMMENDING APPROVAL of a Negative Declaration, Specific Plan Amendment (SP 207(D)), Local Coastal Program Amendment (LCPA 98-10), Site Development Plan Amendment (SDP 95-09(A)), and Coastal Development Permit (CDP 98-88), based on the findings and subject to the conditions contained therein. II. BACKGROUND The National Association of Music Merchants (NAMM) Museum of Making Music project was considered by the Planning Commission at the April 21, 1999 hearing. The project was continued to the May 5, 1999 hearing because of concerns raised regarding the applicant's desire to have limited retail sales related to the museum. The issues related to limited retail sales in support of the museum concerned the following: (1) The type of retail sales desired are not currently permitted in Planning Area 2 of the Carlsbad Ranch Specific Plan, and (2) the Planning Commission indicated a desire to permit some retail sales in support of the museum but wanted to limit the retail use. To address the two items listed above staff has revised the resolutions and ordinance. The revisions include permitting incidental retail sales related to the museum. The area of retail sales is proposed to be limited to 325 square feet which is 5 percent of the floor area of the 6,500 square foot museum. The museum presently includes a Model Store. The Model Store is one of six display areas in the museum. It features musical instruments and other related products manufactured by today's music products industry. According to the applicant the objectives of the Model Store are as follows: SP 207(D)/LCPA 98-10/S~ 95-09(A)/CDP 98-88 -NAMM MUS~ OF MAKING MUSIC MAY 5, 1999 p 1. To show museum visitors current musical instruments and music store display techniques as compared to those from earlier time periods as represented in the museum. 2. To educate NAMM retail members on the most up-to-date merchandising techniques and products. The Model Store is used for training sessions. 3. Musical instruments and accessories in the Model Store are not for sale. The museum does not want to be in competition with local music retailers. ATTACHMENTS: 1. Planning Commission Resolution No. 4537 (Negative Declaration) 2. Planning Commission Resolution No. 4538 (SP) 3. Planning Commission Resolution No. 4539 (LCPA) 4. Planning Commission Resolution No. 4540 (SDP) 5. Planning Commission Resolution No. 4541 (CDP) 6. Planning Commission Staff Report dated April 21, 199 with attachments 7. Planning Commission Resolution 3905 DN:mh • ~ 0 ~he City of Carlsbad Planning Department ~ A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: April 21, 1999 Item No.@ Application complete date: January 8, 1999 Project Planner: Don Neu Project Engineer: David Rick SUBJECT: SP 207(D)/LCPA 98-10/SDP 95-09(A)ICDP 98-88-NAMM MUSEUM OF MAKING MUSIC -Request for a recommendation of approval for a Negative Declaration, an amendment to the Carlsbad Ranch Specific Plan, a Local Coastal Program Amendment, an amendment to the existing Site Development Plan and a Coastal Development Permit, to permit the existing 6,500 square foot museum to be open to the general public at 5790 Armada Drive in the Coastal Zone and Local Facilities Management Zone 13. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4537, 4538, 4539, 4540, and 4541 RECOMMENDING APPROVAL of a Negative Declaration, Specific Plan Amendment (SP 207(D), Local Coastal Program Amendment (LCPA 98-10), Site Development Plan Amendment (SDP 95-09(A)), and Coastal Development Permit (CDP 98-88), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project is to allow the existing National Association of Music Merchants (NAMM) Museum of Making Music to be open to the general public. The museum was previously constructed and encompasses an area of 6,500 square feet of the 34,000 square foot NAMM Headquarters building. The NAMM building is located within Planning Area 2 ( office/research and development) of the Carlsbad Ranch Specific Plan. Because the specific plan did not allow for museums open to the public the Site Development Plan approved for the NAMM building limited the use of the museum to members, clients, patrons, or associates of NAMM. The two primary concerns with opening the museum to the public are the potential traffic increase and the potential need for additional parking. A traffic generation study has been prepared for the museum which concluded that the museum will generate three trips per thousand square feet as compared to the ten trips per thousand square feet which is the corporate office generation rate applied to the original construction. As a result no traffic or parking impacts are anticipated. The parking lot has been altered to include a bus parking space should groups visit the museum. III. PROJECT DESCRIPTION AND BACKGROUND The project site is located at 5790 Armada Drive within Planning Area 2 of the Carlsbad Ranch Specific Plan. The 6,500 square foot Museum of Making Music currently exists on the first floor of the NAMM Headquarters building. The approval being sought is the ability to open the museum to the public. No physical improvements to the building are proposed. Improvements SP 207(D)/LCP A 98-10/Sg 95-09(A)/CDP 98-88 -NAMM MUS~ OF MAKING MUSIC April 21, 1999 Pa e2 to the parking lot are proposed to accommodate a bus parking space. An amendment to the Carlsbad Ranch Specific Plan is proposed to allow a museum open to the public on only the NAMM property. Because the project site is in the coastal zone and the Carlsbad Ranch Specific Plan serves as partial implementation for the Local Coastal Plan in this area an amendment to the Local Coastal Program is also required. The existing site development plan for the project is proposed to be amended to modify condition number one which prevents the museum from being used by the general public. In addition, a coastal development permit is proposed to allow the change in use to a museum open to the general public. A study titled, "Museum of Making Music Trip Generation", by Urban Systems Associates established a trip generation rate of three trips per thousand square feet. This rate is less than the ten trips per thousand square feet which a corporate office generates. The end result is that no additional traffic impacts beyond those previously evaluated for the Carlsbad Ranch Specific Plan are expected. Actually fewer vehicle trips will be generated by the museum as compared to the same area being devoted to a corporate office use. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Office/Planned Industrial (O/PI) General Plan Land Use Designation; B. Office/Planned Industrial, Qualified Development Overlay Zone (O-Q/P-M-Q); C. Carlsbad Ranch Specific Plan (SP 207 as amended) D. Site Development Plan findings required by the Qualified Development Overlay Zone - Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; E. Comprehensive Land Use Plan for McClellan-Palomar Airport; F. Mello II Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone -Carlsbad Municipal Code, Chapter 21.203; and G. Growth Management Ordinance (Local Facilities Management Plan Zone 13). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A.&B. General Plan The proposed public museum is compatible with the General Plan designation for the project site of Office/Planned Industrial (O/PI). The zoning designation for the site is Office/Planned Industrial, Qualified Development Overlay Zone (O-Q/P-M-Q). The proposed public museum use is compatible with professional office uses. The Carlsbad Ranch Specific Plan implements objectives of the General Plan by including required circulation improvements and provisions for ----,--,----------------------------------------- SP 207(D)/LCPA 98-10/~ 95-09(A)/CDP 98-88 -NAMM MU~LJM OF MAKING MUSIC April 21, 1999 Pa e 3 alternative modes of transportation such as bicycle and pedestrian facilities. The Q-Overlay Zone requires the approval of a Site Development Plan for proposed developed. C. Carlsbad Ranch Specific Plan The project site is located within Planning Area 2 which is designated for office, research and development uses. A museum open to the general public is a compatible use with the permitted uses of the planning area. The proposed specific plan amendment will allow a museum open to the general public on only the NAMM property within Planning Area 2. The NAMM use is unique in that it includes as part of its mission a focus on exposing people to the history of the music products industry as well as the benefits of music education. Besides the issue of land use compatibility the other area focused on was the potential circulation and parking impacts. The specific plan and the program environmental impact report prepared for the specific plan contain limits on the traffic which can be generated from the Carlsbad Ranch. The traffic study prepared for the museum concluded that fewer vehicle trips will be generated by the museum as compared to an office use. The specific plan already contains a museum parking rate of I space per 500 gross square feet which is from the Municipal Code. This compares to the office parking rate of 1 space per 250 gross square feet. As a result there is no increased demand for parking with a museum use when compared to the corporate office use. D. Site Development Plan Findings Required By The Q-Overlay Zone The Qualified Development Overlay Zone (Q-Overlay) which is a part of the zoning designation for the property requires that a site development plan be approved. Four findings are required by the Q-Overlay Zone. A site development plan was approved for the existing improvements on the property. An amendment to the site development plan is proposed to modify the condition limiting the use of the museum and to modify the parking area to include a bus parking space to accommodate school groups and other tour groups. The required findings with justification for each are contained in the Planning Commission Resolution for the site development plan. The following section summarizes the necessary findings and support for each. The requested use is properly related to the site, surroundings and environmental setting as the project design complies with the requirements of the Carlsbad Ranch Specific Plan. All required building and landscape setbacks exist. The site is also adequate in shape to accommodate the use as all other applicable code requirements have been met including the parking requirement for museums. All features necessary to adjust the use to existing and permitted future uses will be provided. Modifications to the parking area are proposed to include a bus parking space. Adequate vehicle circulation exists to accommodate bus turning movements. There are two access points to the site. The planned street system is adequate to handle all traffic generated by the use. The proposed museum will generate less traffic than an office use and is below the total average daily traffic analyzed in the circulation analysis prepared for Program EIR 94-01 for the Carlsbad Ranch Specific Plan. SP 207(D)/LCP A 98-1 OISQ 95-09(A)ICDP 98-88 -NAMM MUS~ OF MAKING MUSIC April 21, 1999 Pa e4 E. Comprehensive Land Use Plan for McClellan -Palomar Airport The project site is located within the Airport Influence Area for McClellan -Palomar Airport. The site is inside the 60 CNEL noise contour for Palomar Airport. The property is approximately 7,500 feet west of the airport. The airport land use plan identifies the use as being compatible with the noise levels for the site. F. Mello II Segment of the Local Coastal Program The proposed specific plan amendment also requires the approval of a Local Coastal Program Amendment to the Mello II Segment. This is necessary as the Carlsbad Ranch Specific Plan serves as partial implementation of the Mello II Segment. A six week public notice was completed for the proposed amendment and no comments were received. No coastal issues have been identified relative to this developed site. As stated previously, traffic generation and parking demand have been analyzed and no adverse impact is anticipated. The project is consi$tent with the relevant policies of the Coastal Resource Protection Overlay Zone (Zoning Ordinance Section 21.203). The project site is presently developed and contains no steep slopes or native vegetation. Drainage facilities are in place which filter pollutants from runoff before it leaves the site. G. Growth Management Ordinance (LFMP -Zone 13) The proposed project is located within Local Facilities Management Zone 13 in the northwest quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: FACILITY IMPACTS COMPLIANCE WITH STANDARDS City Administration NIA Yes Library NIA Yes Wastewater Treatment 3.6EDU Yes Capacity Parks Paid $.40lsq. ft. Yes Drainage Basin C Yes Circulation 20ADT Yes Fire Station 4 Yes Open Space NIA Yes Schools Paid non-residential school fee Yes Sewer Collection System 3.6EDU Yes Water Distribution System 792 GPD Yes V. ENVIRONMENTAL REVIEW An initial study was completed for the proposed use (Environmental Impact Assessment Form - Part II). The environmental review relied in part on Program Environmental Impact Report 94- 01 certified for the Carlsbad Ranch Specific Plan Amendment and related applications on ',_,, ___ , ________________________________________ , SP 207(D)/LCP A 98-10/Sg 95-09(A)/CDP 98-88 -NAMM MU~ OF MAKING MUSIC April 21, 1999 PAE January 9, 1996, by the City Council. A Statement of Overriding Considerations was adopted for cumulative impacts to air quality, agriculture, and traffic. No significant traffic impacts will occur to the intersection of Palomar Airport Road and Paseo Del Norte. The traffic generated for the project is within the scope of the Carlsbad Ranch Specific Plan Program EIR which analyzed this intersection. All required improvements exist. The City has received its annual Growth Management Traffic Monitoring Report. The Report has recorded an unanticipated intersection "level of service" (LOS) failure at Palomar Airport Road (PAR ) and El Camino Real (ECR) during both the a.m. and p.m. peak hours. This potentially creates a changed circumstances negating reliance on previous environmental documentation. Pursuant to § 15162 of the CEQA Guidelines a lead agency must prepare a "Subsequent" environmental documentation if substantial evidence (i.e., the recorded intersection failure) determines that a changed circumstances exists. However, case law has interpreted this section of the CEQA Guidelines to not require the preparation of a "Subsequent EIR'' if mitigation measures are adopted which reduce the identified impacts to a level of insignificance. A mitigation measure has been identified which, if implemented, will bring the peak hours LOS into the acceptable range. The mitigation measure involves construction of two dual right tum lanes-northbound to eastbound and westbound to northbound. This project has been conditioned to pay its fair share of the intersection "short-term improvements" thereby, guaranteeing mitigation to a level of insignificance. No additional significant adverse impacts were identified in the initial study for the project, therefore, a Negative Declaration was prepared. The Negative Declaration was published in the newspaper. A Notice of Determination will be filed upon the final action being taken on the project. ATTACHMENTS: 1. Planning Commission Resolution No. 4537 (Negative Declaration) 2. Planning Commission Resolution No. 4538 (SP) 3. Planning Commission Resolution No. 4539 (LCPA) 4. Planning Commission Resolution No. 4540 (SDP) 5. Planning Commission Resolution No. 4541 (CDP) 6. Location Map 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Form 10. Reduced Exhibits 11. Exhibits "A" -"D", dated April 21, 1999 C 0 @ NAMM -MUSEUM OF MAKING MUSIC SP 207(O)/LCPA 98-10/ SOP 95-09(A)/CDP 98-88 CASE NO: C BACKGROUND DATA SHEET O SP 207(D)/LCPA 98-10/SDP 95-09(A)/CDP 98-88 CASE NAME: NAMM Museum of Making Music APPLICANT: ~N=AMM=~--------------------- REQUEST AND LOCATION: Open existing museum to the public at 5790 Armada Drive LEGAL DESCRIPTION: Lot 8 of Carlsbad Tract No, 94-09 in Carlsbad Ranch Unit 1 APN: 211-022-20 Acres: _,_4 ..... 0 .... 3 ____ _ Proposed No. of Lots/Units: ___ _ GENERAL PLAN AND ZONING Land Use Designation: O/PI (Office/Planned Industrial) Density Allowed: .... N"""'/ A......._ _____ _ Density Proposed: .... N ..... IA......._ _________ _ Existing Zone: .... O'---Q_...../P_-M...,,..._-..,,.Q ____ _ Proposed Zone: ... N ..... IA ___________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site O-Q/P-M-Q O/PI NAMM Headquarters North O-QIP-M-Q O/PI Office/R&D South O-Q/P-M-Q O/PI Vacant lot East O-QIP-M-Q O/PI Office West OS OS Armada Drive & Flower Fields PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity):~---------------- Public Facilities Fee Agreement, dated:___.__Nu..l._..___ ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT [8J Negative Declaration, issued ~Jan~u-ary...,.....2~6-, -12-9 .... 9 _________________ _ D Certified Environmental Impact Report, dated. ______________ _ D Other,_ ________________________ _ C CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: NAMM Museum of Making Music -SP 207(D)/LCP A 98-IOISDP 95- 09(A)ICDP 98-88 LOCAL FACILITY MANAGEMENT ZONE: U GENERAL PLAN: -"'O ...... IP ........ I _____ _ ZONING: O-Q/P-M-Q DEVELOPER'S NAME: ..... N__.AM-M __________________ _ ADDRESS: 5790 Annada Drive, Carlsbad, CA 92008 PHONE NO.: 438-8001 ASSESSOR'S PARCEL NO.: =-21 ..... 1 ...... -0 .... 2-2-=2=0 ________ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6,500 sq. ft. museum ESTIMATED COMPLETION DATE: _________________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) NIA NIA 3.6 EDU Paid $.40lsq. ft. NIA 20 Fire: Served by Fire Station No. = ~4 _____ _ Open Space: Schools: (Demands to be determined by staff) Sewer: Acreage Provided = ..... N...,.I A_.___ ____ _ NIA Demands in EDU 3.6 Identify Sub Basin= =B _____ _ (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 792 L. The project is not proposing any dwelling units thereby not impacting the Growth Management Dwelling unit allowance. e;ity of 0 Carlsbad ■ =ae;,.,, •• , .•. ,4.s,;,, ,tA,s a RECEIVED DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications discretionary action on the part of the City Council or any appointed Board. Co D The following information MUST be disclosed at the time of application submitt~~~N,~~~t 9a~Por be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county. city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. I. ') APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names. title. addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part. ___ tJ=-+/~A..,;;__ ____ _ Person S-wv fl A:ID2.I 6oN ™ ~0.0..1-soiJ c.o. Title_____________ Title _______________ _ Address 44ol MA-Nc+H;,$lts2,, Ave.it~ddress ___________ _ aJc.u,h 17'\-t; , c 4 92..0-uf- . OWNER ~at the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involv~d. Also. pro',ld\: the 11.ltl!:-c of the :::gal ,,w .. ~r'-11'!' ~;-~, partnership. tenants in common. non-profit. corporation. etc.). If the ownership includes a corporation or partnership. include the names, title. addresses of all individuals owning more than I 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN I 0% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA} IN THE SPACE BELOW. If a publicly- owned corporation, include the names. titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ____ tj....L.f/ .... /+:_.__ ______ _ Corp/Part __ __._N--+-'llt:..a.-_____ _ 1 Title ____________ _ Title _______________ _ Address ___________ _ Address _____________ _ 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 3. ( NON-PROFIT OR~ZATION OR TRUST ,-. If any person identi~ pursuant to ( 1) or (2) above is a nonpro~rganization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trus e or beneficiary of th:\ Non Profit/Trust ___ ~'-"-_._. ........ :.o,z~ f::NT~n Profitff rust __________ _ Title______________ Title _______________ _ Address. ___________ _ Address _____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve ( 12) months? D Yes ~No If yes, please indicate person(s): ______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of y knowledge. Print or type name of owner Print or type name of applicant }J / A Signature of ownJ./applicant's agent if applicable/date Print or type name Jr owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 C Larry R. Linkin, President/ CEO Warner Paige, Chairman Gerson Rosenbloom, Vice-Chairman Paul Murphy, Treasurer Steve West, Secretary National Association of Music Merchants 5790 Armada Drive Carlsbad, CA 92008 CODE INFORM'i.TION PROJEGf INFOR1\1ATION , .. ,.,'l>" .... ,.r,•.,u;lll' <:ffla.1"'-t>~",_,n, • .,e,,.<»e Oll,;ll .. lQ ~n><n, .,,,.u,-'-'U · 1~-,,l~~ •. ~ti-·. \ :; · :r ... ~ ' " T--iu,. . ,,,.,...u ~--' 3\ ~,.,_ ,.,A,.,.w, .. ,.:~•--«;,,, =~~:-:_·~~~-~ ,·::; =:~~ •~•, Qll,IU>l"lL U?Q ~O:•IH◊•l><l'IC'Ol..,l'Tl<AH!lli•"l<tuetr,~"'-'~ PlA"""""' ><>Cf !11'!11"1LI.Hou,::u.r ,.,'l>l:,.~·, ,,.uui.>e[-'llT:••"'"' '"'''" --:_~-V \,.---.,_.£', . 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C:>lirtr.d.Cll.9lV"°' ToJ (el9J03-llo(ll 1u (t\l!JO'lo:"" f'l',0)ECT MAtlAGF,R TI-iE HAPRJS0N o:•Hl'ANY HO\!,(•~c.ho1t0tAH ::~ .. f: r'..A 9:!'J~lr.lV T•l (&19)1'!1H~H Ju r&ll!\1'!1:U•"l UCHTll'IG t,f,flGNEII. AVA!UflU!. UGHT INC ~:J~:.'M~:;:u• Toi (&171,21-1~1e , .. ret7),2u1w lnfo9>1•uhbl~lig>tcom SHEET INDEX ).JI\ flllJLD!tl<~ Fll ,:•P.fl,J<11 r..:{Jl~ FXH!!UT IT/.'.'.•· ·Pr-! .AN \ ) ) I NOTFO~ CONSTRUCTION ! THESE ARE PRELIMINARY l>RAWING:i FOR BllHl!N<; PlJRJ•O.SE.S ONLY & \RE SllBJECTTO CIIANCf I>ATF.. SEPTEMBER 8-1 qq7 MUSEUM DESIGN ASSOCIATES,!NC 2,4 THORNDIKE STJlfEl CAM81'1DGE,MA. 021◄1 TI! L !&17}'197-011 !I fAX (617)497-0112 -NI\MM Notlo..,A..,..lolionofM...icr.\l'"'N,-, S74i()Ar ...... 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