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HomeMy WebLinkAbout85-102 Dublin West Restaurant CUP AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: January 20, 1986 SUBJECT: .~~ tr PA 85-102 Dublin West Restaurant Conditional Use Permit request to allow the establishment of a recreation facility (dance floor) at an existing restaurant, 11891 Dublin Boulevard. GENERAL INFORMATION PROJECT: A request for a Conditional Use Permit to allow the establishment of a 150+ square foot dance floor within the existing Dublin West Restaurant. APPLICANT & REPRESENTATIVE: Kamran Nassiri Kermaninejad & Nassiri, Inc. 11891 Dublin Boulevard Dublin, CA 94568 PROPERTY OWNER: Joseph Whitehouse 36003 Jamison Way Castro Valley, CA 94546 LOCATION AND ZONING: 11891 Dublin Boulevard Planned Development District APN 941-1550-03 GENERAL PLAN DESIGNATION: Commercial/Industrial; Retail/Office SURROUNDING LAND USE: North: South: East: West: R-S-D-20 PD H-1 P-D - Apartments (The Springs) - Office Complex - Service Station (Shell) - Restaurant (Brendon's) ZONING HISTORY: The subject property is a portion of the 8+ acres rezoned to a Planned Development (PD) District by Alameda County in 1978. Under the General provisions of the 1362nd Zoning Unit (as adopted by the Alameda County Board of Supervisors on September 19, 1978) the use of the subject property was restricted to development as a bank or savings and loan institution or as a restaurant. The 4300+ square foot structure, originally built as a Shakey's Restaurant, was established under that approval. The plans for the Shakey's Restaurant were approved by the Alameda County Planning Commission on July 16, 1979, applicable upon their adoption of Resolution No. 79-63. APPLICABLE REGULATIONS: The operation of a commercial recreational facility at the subject location is restricted until a Conditional Use Permit is secured (Section 8-48.2). Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transporation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ---------------------------------------------------------------------- ITEM NO. 7, / COPIES TO: Applicant Owner Section 9-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be contingent upon the acceptance and observance of specified conditions. ENVIRONMENTAL REVIEW: Categorically Exempt NOTIFICATION: Public Notice of the January 20, 1986, Hearing was published in the Tri-Valley Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS The subject proposal was initially filed as a joint request to allow the establishment of a commercial recreational facility (dance floor) and to allow the applicant to secure an alternate type of liquor license to allow on-site consumption of alcoholic beverages. Based on research by Staff, which included securing input from the Department of Alcoholic Beverage Control, a determination was reached that the type of liquor license being pursued by the applicant (License #47; On-Sale General Bona-Fide Cafe) was consistent with the intent of the underlying zoning regulations and would not be required to be processed through the Conditional Use Permit process. This type of permit is the traditional permit secured by formal, sit-down restaurants. The remaining portion of the application deals with the applicant's request to be allowed to make internal modifications to the existing public dining area to allow the addition of a 150~ square foot dance floor. A dance floor is considered a Commercial Recreational Facility and requires approval of a Conditional Use Permit and also a Dance Permit (which is processed by the Sheriff's Department-see Condition #12 of Exhibit A). Concerns that might be related to the establishment of a dance floor at this site (e.g., parking and traffic problems, excessive noise, and problems related to the gathering of large numbers of people at off-business hours) are largely mitigated by the fact that the site is surrounded on three sides by retail or office areas and is separated from the nearest adjoining residential area (the Springs Apartment Complex) by a major arterial roadway - Dublin Boulevard. Potential problems related to parking are largely mitigated by the fact that the surrounding eight + acres, including the adjoining large office complex and Brendan's Restaurant, are interconnected by cross access and parking easements (as required by the General provisions established for the 1362nd Zoning Unit). Documentation that these cross easements remain in effect by a current recorded easement agreement should be required before the dance floor use is established (see Background Attachment 5 and Condition #15 of Exhibit A). Based on the above report, Staff feels the request is appropriate and recommends the Planning Commission approve the request to establish the dance floor. -2- RECOMMENDATION FORMAT: 1 ) 2 ) 3) 4) 5 ) Open Public Hearing and Hear Staff Presentation Take Testimony from Applicant and the Public Question Staff, Applicant and the Public Close Public Hearing and Deliberate Adopt Resolution Regarding the Conditional Use Permit ACTION: Staff recommends the Commission adopt a Resolution, Exhibit "A", which approves the Dublin West Conditional Use Permit request to establish a recreational facility (dance floor) at the existing Dublin West Restaurant, 11891, Dublin Boulevard. ATTACHMENTS EXHIBIT "A" Draft Resolution Approving Conditional Use Permit Request BACKGROUND ATTACHMENTS: 1 ) 2) 3 ) 4 ) 5 ) Floor Plan, Site Plan and Elevations Area Maps Alameda County Planning Commission Resolution No. 79-63 General provisions 1362nd Zoning Unit Draft - Heritage Park Office Complex Declaration of Restrictions and Grant of Easements -3- RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ------------------------------------------------------------------ APPROVING PA 85-102, DUBLIN WEST RESTAURANT CONDITIONAL USE PERMIT TO ESTABLISH A RECREATIONAL FACILITY (DANCE FLOOR) WITHIN AN EXISTNG RESTAURANT AT 11891 DUBLIN BOULEVARD WHEREAS, Kamran Nassiri, representing Kermaninejad & Nassiri, Inc., filed an application for a Conditional Use Permit to establish a recreational facility (dance floor) in an existing restaurant at 11891 Dublin Boulevard; and WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the operation of a commercial recreational facility until a Conditional Use Permit is secured; and WHEREAS, the Planning Commission did hold a public hearing on said application on January 20, 1986; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Planning Commission finds that the Conditional Use Permit will not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending the Conditional Use Permit application be approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above setforth; and NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds: A) The modification of the use of the subject restaurant to provide for a recreational facility (dance floor) serves the public need by expanding the range and diversity of available recreational facilities. B) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed peak hour uses of the restaurant and dance floor can be anticipated to be during early and mid-evening hours rather than at normal peak-hour business periods, and therefore will not be in conflict with existing office uses in the adjoining office complex. -1 - PfAfr $5()LV77dN ra ~ If} e5~/() 2. EXHIBIT A C) The uses will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D) The uses will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located, as the proposed uses will be compatible with the adjoining uses. E) The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve said application as shown by materials labelled Background Attachment 1 on file with the Dublin Planning Department, subject to the following conditions: 1. Development shall be generally as shown on the floor plan submitted with the application dated received by the Dublin Planning Department on November 8, 1985. Development shall be subject to final review and approval by the Planning Director prior to the issuance of a building permit or establishment of the requested use and shall be subject to the conditions listed below. 2. The permit is issued to the applicant, Kermaninejad & Nassiri, Inc., only, and shall not be transferable. 3. The permit shall be valid for a period of three (3) years, at which time it shall be necessary to apply for renewal. Failure to establish the use within one year of the effective date of the permit will cause the permit to become null and void. The uses established under this permit shall be subject to review after the one-year anniversary of initiation of use of the dance floor to determine compliance with the above conditions and/or to determine what additional requirements may be needed to be imposed. The Planning Director may refer the matter back to the Planning Commission for disposition. 4. No loudspeakers or amplified music shall be permitted outside the enclosed building. All activities associated with the proposed uses shall be conducted entirely within the subject building. 5. Prior to the issuance of a building permit or establishment of the propsed use, detailed floor plans of the dance floor and surrounding seating/assembly shall be prepared by the applicant and submitted for review and approval by the Planning Director. 6. Any new signs proposed to be established for this use shall be subject to review and approval by the Planning Director as regards size, location, copy and construction materials and design. Temporary signs indicating special promotional events shall not be located on this site unless the necessary CUP or ACUP permit has been processed and approved covering such signage. 7. All activities shall be controlled so as not to create a nuisance to the existing and/or future adjoining businesses. 8. The applicant shall comply with all requirements of the Dublin Building Department. 9. Prior to the issuance of a building permit for the establish- ment of the proposed use, the developer shall submit a letter documenting that the requirements of the DSRSD Fire Department have been satisfied. -2- ....., '..0 r ~ ~ F- e II " - c5 V") tr. w z< ~~!! 0::-<( ~ Z lu \!l /::... .~ 6 If',. z '.. ~'[ :.' 0'" . ' , 00 ..... ~ '. G :.. V'l~~ ~.'. . . '-!l(X '... . 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'-."- .. -- . .,-_._.._.~ i~~~~::"-"--~.. .~~.. -==] . l~ ( ( nlE COUNTY PLANNING COMMISSION OF ALAMEDA COUNTY HAYWARD, CALIFORNIA RESOLUTION NO. 79-63 - AT MEETING HELD JULY 16, 1979 Introduced by Commissioner Tully Seconded by Commissioner Bernhardt WHEREAS Joseph Whitehouse has submitted to the Planning Commission plans for development of a Shakey's Restaurant on "Commercial Site B" of the Heritage Park Office Center, located on Dublin Boulevard, south side, easterly of Donlon Way, Dublin; and WHEREAS condition 14 of Exhibit C, 1362nd Zoning Unit, requires Planning Commission review and approval of the design of proposed use of "Commercial Site B" prior to obtaining a Building Permit for the use; and WHEREAS this Planning Commission considered the matter at its regularly scheduled meeting on July 16, 1979; and ( YHERE.AS a Negative Declaration was adopted for the project during consideration of the 1362nd Zoning Unit: Now Therefore BE IT RESOLVED that development plans for the Shakey's Restaurant are approved subject to design contained in Exhibit F, 1362nd Zoning Unit, and the following conditions: 1. Height of the parapet extending around the perimeter of the roof be increased to screen all mechanical equipment, and designed to be given an appearance of a continuation of walls below. 2. The refuse and utility area in the rear be covered with a roof of similar design as that of the porch. 3. Wood shingles stained green be used for the pitched roof. 4. Subdued colors be selected for 'the stained glass windows. 5. Signs be of similar materials and lettering style as utilized in the remainder of the Heritage Park project, with the following limitations: a. only a 25 sq. ft. maximum aggregate area low profile, double faced sign may be located on the Dublin Boulevard frontage. (, b. only a 25 sq. ft. maximum area sign placed on the parapet may be located on the easterly building elevation. c. any directional signs for parking, entrance, exit, etc., be low- profile of the same materials and lettering style of the front low profile sign. d. color of letters may be green, brown, or white. 6.. ,All parking on the Shakey's site be designated for Shakey's patrons only . and that Shakey's personnel be required to park off-site (in the office center parking area). ' 7. Submittal of a detailed landscape plan prepared by a registered landscape architect including additional turf, trees, and shrubs, automatic irrigation system, measures necessary to protect existing "heritage trees" on site, lighting, and landscape construction details consistent with design of the "Heritage Park" project. 1L/tt11ft>h (iJVtJrI fUWNINfr @>tl~ , fl:5~L/JT7~tJ NO. 79-b'!>{sHicKfY'S) ATTACHMENT 3 Resolution 79-63 Joseph Whitehouse July 16, 1979 r Page Two '- 8. That no additional development be permitted on-site. 9. That the premises by kept clean of litter. 10. Final plans are subject to approval of the Planning Director prior to obtaining a Building Permit. ADOPTED BY nIE FOLLOWING VOTE: AYES: Commissioners Tully, Tissol, Rusteika, Bernhardt, Cheng, Douglas. NOES: None. ABSENT: None. EXCUSED: Commissioners Upshaw, Shockley. ABSTAINED: .None. " WILLIAM H. FRALEY - PLANNING DIRECTOR a: SECRETARY ALAMEDA COUNTY PLANNING COMMISSION ("" ..... ~ ....... \:. '. .",,,,,~~~ " . .~~.-..,..,. - P..,;.-~. . . -'~~:::Z~7~_-'" .,.:.l""""'~'1 ) /'. / " , EXHIBIT C GENERAL PROVISIONS 1362ND ZONING UNIT As Adopted by the Alameda County Planning Commission Julv 10. 1978 AN 0 me BoAf'.D of SJfeT?..t1I5.?f2S If - {1- 78 1. Prior to issuance of a Building F~rmit, a precise landscaping plan prepared by the project Landscape Architect and based on the general landscape proposals indicated on Exhibit B, 1362nd Zoning Unit, shall be approved by the Planning Director. Said plan shall include proposed plant materials and quantities, measures necessary to protect existing trees from construction activities, an irrigation system, a lighting plan, and fencing details. The size and scale of landscaping in the parking lot area shall be increased sufficiently to screen and soften the appearance of pavement as viewed from the San Ramon Road over crossing. 2. Prior to application for a Building Permit, an Encroachment Permit shall be secured from the County Public Works Agency to construct standard P.C.c. curbs, gutters, sidewalks and driveways along the property's frontage on Dublin Boulevard and Donlon Way. Said improvements shall be constructed prior to final inspection of the structures in the office center, except as provided in Condition 18. 3. Storm drainage facilities shall be approved by the Alameda County Flood Control and Water Conservation District prior to issuance of a Building Permit. 4. All drainage slopes shall be at 0.3% minimum. 5. All easements for drainage facilities or drainage releases located off site shall be filed with the Building Official prior to issuance of a Building Permit. 6. All parking spaces shall be delineated with white paint or equal. 7. A 4 inch high concrete curb (minimum) or equal shall separate all paved parking and passageway areas from landscaped areas. Curbs may be deleted where sidewalk adjoins parking and passageway, provided the sidewalk is at least 4 inches higher than adjoining pavement, and at ramps for the handicapped. Curbs may be relocated to act as wheel stops subiect to approval of the Planning Director. 8. All utility distribution facilities to and within the development shall be placed underground. 9. Utility meters shall be enclosed. 10. Adequate lighting shall be provided in all parking areas, driveways, and the unloading area; type of lighting fixtures and location shall be approved by the Planning Director. - 11. Number of signs, their locations, sizes and materials are limited to that depicted on Exhibit B, 1362nd Zoning Unit. 12. The following uses are permitted in the office center site (Site C, as shown on Exhibit B, 1362nd Zoning Unit): i 'po Office(s) for the conduct of business, administrative or professional services, including the following types of office occupants: 6eNrl-H L f~ VI.5IPlVS /3~2. tft ~.,J/I"f7 I/tllT \ Exhibit C General Provisions - 1362nd Zoning Unit Page 2 accountants adver~ising agencies appraisers archi tects attorneys b()()k~eeping services business brokers builders business accounting services business development companies business form companies business loan companies business management companies business and trade organizations collection agencies commercial loan companies consultants commodity brokers contractors court reporters credit bureaus data processing companies employment agencies financial planning companies industrial management companies insurance agents inves tm ent counseling services investment securities services manufacturers representati ves marketing consultants mortgage brokers real estate (industry) brokers securities brokers - .- 13.( 14.[ Only a bank or sa vings and loan institution or restaurant will be permitted on commercial sites A and B, as shown on Exhibit B, 1362nd Zoning Unit. The developer shall submit for Planning Commission approval development plans and details for commercial sites A and B including site design, landscaping, parking layout, architectural style, exterior building materials, exterior colors, floor plans, lighting and signing. Approval shall be obtained prior to issuance of any Building Permits for construction on said sites. ~ 15. The two future commercial sites shall be developed in accordance with the building and parking lot layouts as depicted on Exhibit B, 1362nd Zoning 'Unit. Architectural style of the structure on commercial site B shall be similar to the style of the office center. Architectural style of the Green Store and any addition thereto located on commercial site A shall be as recommended by the architectural consultant noted in Condition number 16. 16. The Green Store shall be preserved and restored to the earliest known authentic design of the structure. This provision, however, shall not preclude the developer from adding to the southerly side of the Store to provide additional space, provided that the architectural style of the addition remains the same as the rest of the building. Restoration and alteration shall conform as closely as possible to the requirements for entry on the National Register and to the Secretary of the Interior's Standards for Historical Rehabilitation. The developer shall retain an architectural consultant experienced in historical restoration to advise on such restoration and additions. The consultant's evaluation of the restoration plans shall be presented in writing to the Planning Commission at the time of submittal of development plans noted in Condition number 14. At the same time, developer shall also submit a plan for protection of the Green Store during periods of vacancy. 17. To enhance the appearance of Donlon Way, the Green Store, the Heritage Center, and the project office center and to facilitate pedestrian movements along Donlon Way, the project landscape architect, in consultation with the architectural consultant retained under Condition number 16, shall prepare a streetscape design for Donlon Way which minimizes paving for vehicular access and on-street parking and maximizes walkway and landscaped areas. Said plan shall include recommendations for paving and landscape materials compatible with the adjacent historic resources. Said plan shall also locate the curb defining the easterly boundary of the vehicular travelway as near to the large, old walnut trees as possible without conflicting with the trees' root systems. This streetscape plan is to be reviewed by the Planning Commission and Public Works Department prior to final inspection and occupancy of any structures and recommendation made to the Board of Supervisors concerning its adoption. 18. Construction of landscaping, curb, gutter and sidewalk along the project's Donlon Way frontage shall conform to the plan noted in Condition 17 as approved by the Board of Supervisors. ::: Exhibit C General Provisions - 1362nd Zoning Unit Page 3 19. Prior to occupancy, the developer shall install a plaque indicating the location of the former Murray/Green residence. The wording and location of the plaque shall be submi tted for approval by the Planning Director. 20. If during construction, archaeological remains are encountered, construction in the vicinity shall be halted, an archaeologist consulted, and the County Planning Department notified. If in the opinion of the archaeologist the remains are significant, measures, as may be required by the Planning Director, shall be taken to protect them. 21. Parking may be reduced to accommodate increased landscape area, but not below 400 spaces. HERITAGE PARK OFFICE COMPLEX DECLARATION OF RESTRICTIONS AND GRANT OF EASEMENTS This Declaration and Grant is made by Heritage Park Associates to subject Parcels A, B, and C of the Heritage Park Office Complex (hereinafter called "Heritage Park"), which are described on Parcel Map No. 2834 as filed in Book 11 of Records of Survey at pages 28-29, serial no. 78-199469, and each of which is owned by Heritage Park Associates, to the following restrictions and appurtenant easements: 1. USE. Parcels A, B, and C shall be used only for banks, savings and loans, financial institutions, general office buildings, professional buildings, or restaurants. No use shall be permitted on any parcel which creates any unusual danger of fire, flood, or explosion, or which emits any light, sound, smoke, or noxious fumes which are a nuisance to other users of Heritage Park. All uses of Heritage Park shall be conducted in interior space. 2. EXTERIOR DESIGN. All buildings, landscaping, signs, and other improvements on any part of Heritage Park shall be of compatible design and appearance. Exterior design, materials, and finishes of all proposed improvements on Parcels A and B shall be subject to the reasonable approval of Heritage Park Associates. 3. IMPROVEMENTS. All parking areas and roadways shall be constructed of asphaltic surfaces, with suitable base to insure stability. All unimproved areas shall be landscaped and maintained to insure neat and clean appearance. No fence, rail, or obstruction of any kind shall be construc- ted between parcels. 4. DAMAGE OR DESTRUCTION. All improvements shall be maintained in good condition and repair. If any improve- ~., . PKMT-Df"{.~tlT1C11J Of ~/ClW5 MD64Nrof~~T5 AtTACHMENT 5 ment is damaged 0_ destroyed, it shall promp~_~ be repaired or demolished and removed. 5. MAINTENANCE. Each parcel shall be maintained in a neat, clean, and orderly appearance, free of papers, debris, filth, and refuse. All directional signs and artificial lighting shall be maintained in good working order. All landscaping shall be kept adequately weeded and watered and any required replacements and care shall be made. 6. LIABILITY AND INSURANCE. The owner of each parcel shall be liable for all injuries occuring on or caused by activities conducted on that parcel. The owner of each parcel shall maintain liability insurance on that parcel with limits of at least $1,000,000, and shall issue evidence of such insurance to the owner of any other parcel in Heritage Park upon request. 7. REAL ESTATE TAXES. The owner of each parcel shall pay the real estate taxes and assessments applicable to such parcel, without adjustment for the restrictions and easements contained herein. 8. ACCESS AND PARKING EASEMENTS. Each parcel shall be subject to a nonexclusive easement appurtenant to each other parcel for pedestrian and vehicular ingress and egress and parking of vehicles of owners, tenants, agents, employees, and invitees. 9. PERFORMANCE. If the performance of any obliga- tion herein is prevented by causes beyond the control of any party, such failure shall be excused for a reasonable time. In the event of an unexcused failure to perform an obligation or other violation of this Declaration and Grant, any party may obtain a judgment mandating specific performance or enjoining a failure or other violation. In the event that any action is required to enforce this Declaration and Grant, the prevailing party shall be entitled to the reimbursement of expenses, including reasonable attorney's fees. -2- 10. NO rUBLIC DEDICATION. Nothing contained herein shall be deemed a dedication of any portion of Heritage Park to public use and the owner of each parcel shall take all actions to prevent the perfection of public rights. 11. NATURE OF RESTRICTIONS AND EASEMENTS. Each of the rights, restrictions, and easements contained herein is appurtenant to and runs with the land, may not be transferred except with the land, and will bind each person having any interest in the affected parcel. These restrictions and easements shall be perpetual and can be amended only by the written concurrence of all of the other owners of affected parcels. 12. EFFECTIVE DATE. This Declaration and Grant shall take effect upon its recording in the Official Records of the County of Alameda. This Declaration and Grant is executed as of HERITAGE PARK ASSOCIATES By Rider Development Corporation, General Partner ) ) ) ) SS STATE OF CALIFORNIA COUNTY OF , 19 _, before me, the in and for said County and State, personally known to me to be the of the corporation .that executed the within instrument on behalf of said corporation, said corporation being known to me to be the partner of the partnership that executed the within instrument, and acknowledged to me that such corporation executed the same, pursuant to its By-Laws or a resolution of its Goard of. Directors as such partner and that such partnership executed the same. On this undersigned, appeared day of a Notary Public WITNESS my hand and official seal. Notary Public in and for said County and State of California STATE OF CALIFORNIA, ' f $S, C~'nty 01 -..-...--:....---....-------.--- ______ v.. _ On this........_.....___....._.day o/..._._.______....._____._.._,in the year one thousand nine hundred and belore me,...,...,_._............._..,......................-.....'..-....----..'.....' a Notary ;::;;;ic, .;;:~.~...:f..-;;~:f~rnia, duly commissioned ond sworn, pers01llJlly appeared .___.......__..._._._....................-.__................_...__._n._.o"__ ..._...._nn._.....n_.~_.. ...............__.._.__n..__...__.........__.__. __..........__....._nu...__...nn......_.............__.. ................._.......__.n__...._......._.................-.... -..........-........ known to me to be one 01 the partners 0/ the partnership that executed the within instrument, and acknowltdged to me that such partnership executed the same, IN WITNESS WHEREOF I have hereunto set my hand and affixcd my official seal, in the _____County ol__..._..............................................,-....the day and year in this certificate first abave written. 1t", docu"'.'" '1 0"1.... . !I'I!"'H" lorm wh.ch mav M !).opt, for USf' on "mpl.. ,'anl~I'on1 and' "0 ""'Y acn. 0_ 'I ,nllnded 10 .-<:1_ a1" lubll''''.,. 10' In" .a..'C' 01 an ."O'~V ............................................................... Tn. publ"n.. dOtI "'01 m.kf' .nv W.......I... .q"e' e_p'f'n 0' ,molt.d, n 10 In. 1f9a'1 ......d.'... 01 .n... 0'0"''''0''' o. ,h" 1".'.b.l.tv n"f""" lo.m..n .nv "",,(:.1,(: u.n..cl.on .... ....N;;i;;:y..P.~bi.i.~.:.Stai~..~f.C;i.if.~;.ci;;: Cowdery', Form No. 29-(Acknowledrmeut-Partnership) (C, C. Sec. 1189) My Commission Expir<S...........,.................,........................,.....,.........., .