2015-28920 Reso RESOLUTION NO. 2015-28920
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
THE CITY OF MIAMI BEACH, FLORIDA, ACCEPTING THE
RECOMMENDATION OF THE FINANCE AND CITYWIDE
PROJECTS COMMITTEE AT ITS FEBRUARY 2, 2015
MEETING, TO APPROVE THE VACATION OF THE RIGHT OF
WAY KNOWN AS LIBERTY AVENUE (PALM AVENUE)
BETWEEN 22ND STREET (OCEAN AVENUE) AND 23RD
STREET(ATLANTIC AVENUE), WHICH IS A 50 FOOT IN
WIDTH RIGHT-OF-WAY, CONTAINING APPROXIMATELY
12,500 SQUARE FEET IN TOTAL AREA, AS SHOWN ON THE
PLAT OF AMENDED MAP OF THE OCEAN FRONT PROPERTY
OF THE MIAMI BEACH IMPROVEMENT COMPANY,
RECORDED IN PLAT BOOK 5 AT PAGE 7, OF THE PUBLIC
RECORDS OF MIAMI-DADE COUNTY, IN FAVOR OF THE CITY
OF MIAMI BEACH, (THE APPLICANT); WAIVING BY 517TH
VOTE, THE COMPETITIVE BIDDING AND APPRAISAL
REQUIREMENTS PURSUANT TO SECTION 82-39(A) AND (B)
OF THE CITY CODE, FINDING THAT THE PUBLIC INTEREST
WOULD BE SERVED BY WAIVING SUCH CONDITIONS.
WHEREAS, the City of Miami Beach holds a right-of-way dedication to a street
and sidewalks along Liberty Avenue (Palm Avenue) between 22nd Street (Ocean
Avenue) and 23rd Street (Atlantic Avenue), of a 50 foot in width right-of-way, consisting
of 12,500 feet, as set forth in the sketch attached as Exhibit "A" hereto, recorded in the
plat of the "Amended Map of the Ocean Front Property of the Miami Beach Improvement
Company" (`City Right-of-Way or"City ROW"); and
WHEREAS, the City of Miami Beach is the owner of the adjacent properties to
the City ROW, which properties bear the following addresses: 227 22nd Street, 340 23rd
Street, 2200 Liberty Avenue, 224 23 Street, 245 22nd Street, 211 22nd Street; and
WHEREAS, the City adopted Resolution No. 2012-27869 authorizing the
construction of the five story parking garage with first floor retail, to be known as the
"Collins Park Garage" on 22nd Street and 23rd Street, abutting Liberty Avenue; and,
WHEREAS, on November 20, 2012, the Historic Preservation Board approved
File No.: 7329, authorizing a Certificate of Appropriateness for the Collins Park Garage"
and associated pedestrian plaza for Liberty Avenue; and
WHEREAS, renowned architect Zaha Hadid has designed the Collins Park
Garage, which garage structure encroaches into Liberty Avenue, along the first floor in
order to provide pedestrian access to the proposed first floor commercial units, and
WHEREAS, the air rights over Liberty Avenue are proposed to be used to extend
the parking garage structure across Liberty Avenue;
WHEREAS, the City plans to create a pedestrian plaza within the area to be
vacated, and use some of the area towards the Collins Park Garage; and
WHEREAS, during the February 2, 2015 Finance and Citywide Projects
Committee meeting, the Committee supported the vacation, due to pedestrian safety
concerns, the desire to create a pedestrian plaza, and to ensure the complete
construction of the parking garage; and
WHEREAS, without vacating the right-of-way, the City cannot complete
construction of the parking garage, as the Building Official cannot issue permits for
habitable construction within a right-of-way; and,
WHEREAS, upon vacation of the City right-of-way, the City will record a unity of
title for all the properties, and join the properties in ownership, thus ensuring that the
properties are tied to a Unified Development Site, consistent with the City's land
development regulations, and
WHEREAS, the proposed parking garage structure should have a building
permit, however, in order to obtain a building permit, the structure cannot encroach on
the right-of-way, and would need to be re-designed, or the right-of-way needs to be
vacated; and
WHEREAS, as Liberty Avenue has been contemplated to be a pedestrian public
plaza, with no vehicles, and as the City owns all the parcels adjacent to Liberty Avenue
between 22"d and 23rd Streets [the City owns lots 1-10 on Block 1 and owns lots 7, 9, 11,
4, 6, 8, 10 and 12 of Block 2], should Liberty Avenue be vacated, title to the vacated
right-of-way would transfer to the adjacent property owners, which would be the City of
Miami Beach; and
WHEREAS, pursuant to the City's existing Administrative policies and
procedures to consider the vacation of the City streets, alleys, and/or rights-of-way,
which also require compliance with Article II, Sections 82-36 through 82-40 of the City
Code, which establish procedures governing the sale or lease of public property, in
addition to the previously mentioned application, prior to considering a request for
vacation, the following requirements must be satisfied:
1) The title of the Resolution approving the proposed vacation shall be heard
by the City Commission on two separate meeting dates, with the second reading
to be accompanied by a duly noticed public hearing, in order to obtain citizen
input into the proposed vacation;
2) The proposed vacation shall be transmitted to the Finance and Citywide
Projects Committee ("Committee") for its review (the item was heard during the
Finance and Citywide Projects Committee meeting of February 2, 2015, and
which Committee recommended to the City Commission to proceed with the
vacation);
3) In order for the City Commission and the public to be fully appraised of all
conditions relating to the proposed vacation, the City's Planning Department shall
prepare a written planning analysis, to be submitted to the City Commission
concurrent with its consideration of the proposed vacation; and,
4
4) The City shall obtain an independent appraisal of the fair market value of
the property proposed to be vacated, which shall include a definition of the
property based on the proposed and possible issues, including, without limitation,
the highest and best use of the property by the Applicant (this provision to be
waived by the City Commission); and,
WHEREAS, although the City's procedures for the lease of sale or sale of public
property also require an advertised public bidding process, and an appraisal, the
requirements may be waived by 5/7th vote; in this case, and due to the nature of the law
pertaining to the vacation of rights-of-way, the City Administration recommends that the
Mayor and City Commission waive the competitive bidding requirement, and require for
appraisal, finding that the public interest is served by waiving such conditions.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA that the Mayor and City
Commission hereby accept the recommendation of the Finance and Citywide Projects
Committee at its February 2, 2015 meeting, to approve the vacation of the right of way
known as Liberty Avenue (Palm Avenue) between 22nd Street (Ocean Avenue) and 23rd
Street (Atlantic Avenue), which is a 50 foot in width right-of-way, containing
approximately 12,500 square feet in total area, as shown on the Plat of Amended Map of
the Ocean Front Property of the Miami Beach Improvement Company, recorded in Plat
Book 5 at Page 7, of the public records of Miami-Dade County, in favor of the City of
Miami Beach, (the applicant); waiving by 5/7th vote, the competitive bidding and
appraisal requirements pursuant to Section 82-39(a) and (b) of the City Code, finding
that the public interest would be served by waiving such conditions.
PASSED and ADOPTED this /f day of FeIOrt1a , 2015.
/1/
ATTEST: ... o,,.�
' • V-7 •
ORATED "'''' ili, 4 ayor
\::V-;•*..:?4.'.....-'V>-/ '
=-\`�- APPROVED AS TO
Rafael G. Granado, Ci y lerk FORM & LANGUAGE
&FO'P EXECUTION
•S' L-445
IP' City Attorney 1,` D®
F:\ATTO\BOUE\Collins Park Parking Garage\Collins Avenue Parking Garage\First Reading Vacate Libery
Avenue ROW REVISED TITLE 1-20-15-Rev-CIP.doc
COMMISSION ITEM SUMMARY
Condensed Title:
A Resolution Of The Mayor And City Commission Of The City Of Miami Beach, Florida, Accepting The
Recommendation Of The Finance And Citywide Projects Committee At Its February 2, 2015 Meeting, To Approve
The Vacation Of The Right Of Way Known As Liberty Avenue(Palm Avenue)Between 22nd Street(Ocean Avenue)
And 23rd Street (Atlantic Avenue), Which Is A 50 Foot In Width Right-Of-Way, Containing Approximately 12,500
Square Feet In Total Area, As Shown On The Plat Of Amended Map Of The Ocean Front Property Of The Miami
Beach Improvement Company, Recorded In Plat Book 5 At Page 7, Of The Public Records Of Miami-Dade County,
In Favor Of The City Of Miami Beach, (The Applicant); Waiving By 5/7th Vote, The Competitive Bidding And
Appraisal Requirements Pursuant To Section 82-39(A)And (B)Of The City Code, Finding That The Public Interest
Would Be Served By Waiving Such Conditions.
Key Intended Outcome Supported:
Build and maintain priority infrastructure with full accountability.
Supporting Data(Surveys, Environmental Scan,etc.): N/A
Item Summary/Recommendation:
On May 3, 2012, the City of Miami Beach entered into an architectural design contract with premier architect Zaha
Hadid Limited and Berenblum Busch Architecture Inc., for these firms to design the proposed Collins Park Garage.
The Garage has been designed with retail on the first floor, and upper levels with public parking spaces. The City
owns the properties upon which the garage will be built, including lots 7, 9, and 11 of Block 2 of the Amended Map
of the Ocean Front Property of the Miami Beach Improvement Company(Plat Book 5, Page 7); and Lots 1, 3, 5, 7
and 9 of Block 1 of the Amended Map of the Ocean Front Property of the Miami Beach Improvement Company(Plat
Book 5, Page 7). Between blocks 1 and 2 is Liberty Avenue, a 50 foot wide public right-of-way consisting of
approximately 12,500 square feet, see attached Property Legal Description and Sketch (Exhibit A) and Adjacent
Properties Survey(Exhibit B).
The City's Capital Improvement Projects Office reviewed the proposed architectural plans with planning, public
works, the fire department, and the building department. The architectural design includes the development of a
pedestrian plaza within Liberty Avenue between 22nd Street and 23rd Street. The parking garage structure also
encroaches into Liberty Avenue and the air rights above Liberty Avenue are being utilized by the parking structure
to cross over from Block 1 onto Block 2,see Proposed Collins Park Place Ground Floor Plan(Exhibit C). In order for
the proposed parking garage structure be able to obtain a building permit, the right-of-way needs to be vacated. As
Liberty Avenue has been contemplated to be a pedestrian public plaza, with no vehicular access, and as the City
owns all the parcels adjacent to Liberty Avenue between 22nd and 23rd Streets (the City owns lots 1-10 on Block 1
and owns lots 7,9, 11,4, 6, 8, 10 and 12 of Block 2), should Liberty Avenue be vacated,title to the vacated right-of-
way would transfer to the adjacent property owners,which would be the City of Miami Beach,therefore there would
be no financial impact to the City.Also, utility easements will be granted, as required.
The City must comply with the requirements of Chapter 82-36 through 82-40, of the City Code, which requires
certain actions prior to effectuating a vacation. The City Commission is to hold two separate meeting dates, one of
which, scheduled for February 11, 2015, is to be accompanied with a duly noticed public hearing in order to obtain
citizen input into the proposed vacation, and also requires the review of the Finance and Citywide Projects
Committee(FCWPC),which item was heard during the FCWPC meeting of February 2,2015,and which Committee
recommended to the City Commission to proceed with the vacation. Section 82-38 requires the Planning
Department to prepare an analysis of the vacation. The Planning Department prepared the analysis of the vacation
(Exhibit D) on February 11, 2015. The Planning Department reviewed the six (6) criteria elements for vacating
Liberty Avenue and found these criteria to have been satisfied. The second required meeting is scheduled for
March 11,2015.
The Administration recommends approval of the resolution.
Advisory Board Recommendation:
Financial Amount Account
Information:
OBPI Total
Financial Impact Summary: N/A
City Clerk's Office Legislative Tracking:
David Martinez, Ext.6972
Sign-Offs:
Depart ent D rector Assis nt it.anager City ,anager
DM A).1 I ` ,I; 'NI JLM
T:\AGENDA\2015\Fe.rua ry\ P\Liberty Avenue-ROW Vacation\Sj SI!—'ITEM SUMMARY.docx
AGENDA ITEM R7B
AAI A� DATE -
.411111111 41/11.11 '13
IN=■•1111111111111■
1915 • 2015
MAMiBEACH
COMMISSION MEMORANDUM
n.'
TO: Mayor Philip Levine and Members �!f the City !4mmission
FROM: Jimmy L. Morales, City Manager �'
DATE: February 11, 2015
SUBJECT: A RESOLUTION OF THE MAYO AND CITY COMMISSION OF THE CITY OF MIAMI
BEACH, FLORIDA, ACCEPTING HE RECOMMENDATION OF THE FINANCE AND
CITYWIDE PROJECTS COMMITTEE AT ITS FEBRUARY 2, 2015 MEETING, TO
APPROVE THE VACATION OF THE RIGHT OF WAY KNOWN AS LIBERTY AVENUE
(PALM AVENUE) BETWEEN 22ND STREET (OCEAN AVENUE) AND 23RD STREET
(ATLANTIC AVENUE),WHICH IS A 50 FOOT IN WIDTH RIGHT-OF-WAY,CONTAINING
APPROXIMATELY 12,500 SQUARE FEET IN TOTAL AREA,AS SHOWN ON THE PLAT
OF AMENDED MAP OF THE OCEAN FRONT PROPERTY OF THE MIAMI BEACH
IMPROVEMENT COMPANY, RECORDED IN PLAT BOOK 5 AT PAGE 7, OF THE
PUBLIC RECORDS OF MIAMI-DADE COUNTY, IN FAVOR OF THE CITY OF MIAMI
BEACH, (THE APPLICANT); WAIVING BY 5/7TH VOTE, THE COMPETITIVE BIDDING
AND APPRAISAL REQUIREMENTS PURSUANT TO SECTION 82-39(A) AND (B) OF
THE CITY CODE, FINDING THAT THE PUBLIC INTEREST WOULD BE SERVED BY
WAIVING SUCH CONDITIONS.
BACKGROUND
On May 3, 2012, the City of Miami Beach entered into an architectural design contract with premier
architect Zaha Hadid Limited and Berenblum Busch Architecture Inc., for these firms to design the
proposed Collins Park Garage. The Garage has been designed with retail on the first floor, and upper
levels with public parking spaces. The City owns the properties upon which the garage will be built,
including lots 7, 9, and 11 of Block 2 of the Amended Map of the Ocean Front Property of the Miami
Beach Improvement Company (Plat Book 5, Page 7); and Lots 1, 3, 5, 7 and 9 of Block 1 of the
Amended Map of the Ocean Front Property of the Miami Beach Improvement Company(Plat Book 5,
Page 7). Between blocks 1 and 2 is Liberty Avenue, a 50 foot wide public right-of-way consisting of
approximately 12,500 square feet, see attached Property Legal Description and Sketch(Exhibit A)and
Adjacent Properties Survey(Exhibit B).
ANALYSIS
The City's Capital Improvement Projects Office reviewed the proposed architectural plans with
planning, public works, the fire department, and the building department. The architectural design
includes the development of a pedestrian plaza within Liberty Avenue between 22nd Street and 23rd
Street. The parking garage structure also encroaches into Liberty Avenue and the air rights above
Liberty Avenue are being utilized by the parking structure to cross over from Block 1 onto Block 2, see
Proposed Collins Park Place Ground Floor Plan (Exhibit C). In order for the proposed parking garage
structure be able to obtain a building permit, the right-of-way needs to be vacated. As Liberty Avenue
has been contemplated to be a pedestrian public plaza,with no vehicular access,and as the City owns
all the parcels adjacent to Liberty Avenue between 22nd and 23rd Streets (the City owns lots 1-10 on
Block 1 and owns lots 7, 9, 11, 4, 6, 8, 10 and 12 of Block 2), should Liberty Avenue be vacated,title to
the vacated right-of-way would transfer to the adjacent property owners, which would be the City of
Commission Memorandum —Vacation of Liberty Avenue
February 11, 2015
Page 2 of 2
Miami Beach, therefore there would be no financial impact to the City. Also, utility easements will be
granted, as required.
COMPLIANCE WITH CHAPTER 82 OF THE CITY'S CODE
The City must comply with the requirements of Chapter 82-36 through 82-40, of the City Code, which
requires certain actions prior to effectuating a vacation. The City Commission is to hold two separate
meeting dates, one of which, scheduled for February 11, 2015, is to be accompanied with a duly
noticed public hearing in order to obtain citizen input into the proposed vacation, and also requires the
review of the Finance and Citywide Projects Committee (FCWPC), which item was heard during the
FCWPC meeting of February 2, 2015, and which Committee recommended to the City Commission to
proceed with the vacation. Section 82-38 requires the Planning Department to prepare an analysis of
the vacation. The Planning Department prepared the analysis of the vacation (Exhibit D)on February
11, 2015. The Planning Department reviewed the six(6)criteria elements for vacating Liberty Avenue
and found these criteria to have been satisfied. The second required meeting is scheduled for March
11, 2015.
CONCLUSION
The Administration recommends the approval of a resolution accepting the recommendation of the
Finance and Citywide Projects Committee at its February 2, 2015 meeting, to approve the vacation of
the right of way known as Liberty Avenue(Palm Avenue)between 22nd Street(Ocean Avenue)and 23rd
Street (Atlantic Avenue), which is a 50 foot in width right-of-way, containing approximately 12,500
square feet in total area, as shown on the plat of amended map of the Ocean Front Property of the
Miami Beach Improvement Company, recorded in Plat Book 5 at Page 7, of the Public Records of
Miami-Dade County, in favor of the City of Miami Beach, (The Applicant); waiving by 5/7th vote, the
competitive bidding and appraisal requirements pursuant to Section 82-39(a)and(b)of the City Code,
finding that the Public Interest would be served by waiving such conditions.
Exhibit A— Legal Description and Sketch of Legal Description of ROW Vacation
Exhibit B—Adjacent Properties Survey
Exhibit C— Proposed Collins Park Place Ground Floor Plan
Exhibit D— Planning Analysis of Proposed ROW Vacation
JLM/MT/DM
We are committed to providing excellent public service and safety to all who live, work,and play in our vibrant,tropical, historic community.
Exhibit A
AREA TO BE VACATED:
LIBERTY AVENUE (PALM AVENUE) RIGHT-OF-WAY BETWEEN 22ND STREET
(OCEAN AVENUE) AND 23RD STREET(ATLANTIC AVENUE):
BEING A R IGHT OF WAY 50 FEET IN WIDTH KNOWN AS L IBERTY AVENUE
LABELED ON THE PLAT AS " PALM AVENUE" ACCORDING TO THE PLAT OF
"AMENDED MAP OF THE OCEAN FRONT PROPERTY OF THE MIAMI BEACH
IMPROVEMENT COMPANY" AS RECORDED IN PLAT BOOK 5, PAGE 7, OF THE
PUBLIC RECORDS OF DADE COUNTY, FLORIDA SAID RIGHT OF WAY BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BOUNDED ON THE WEST BY THE EASTERLY LINE OF BLOCK 1; BOUNDED ON
THE EAST BY THE WESTERLY LINE OF BLOCK 2;
BOUNDED ON THE NORTH BY THE EASTERLY PROLONGATION OF THE
NORTHERLY LINE OF BLOCK 1 AND THE WESTERLY PROLONGATION OF THE
NORTHERLY LINE OF BLOCK 2;
BOUNDED ON THE SOUTH BY THE EASTERLY PROLONGATION OF THE
SOUTHERLY LINE OF BLOCK 1 AND THE WESTERLY PROLONGATION OF THE
SOUTHERLY LINE OF BLOCK 2.
CONTAINING 12,500 SQUARE FEET MORE OR LESS.
?emu � t. _, 4 �. _{
ter4.,_ /------____ 1 , difi. itif r•tf, 1
r� Asap � I 1 �' �) ��l
tor �F i✓ ' / �.(p) m
5 0 f�•~+ 7` r r:
i.„:...:,--. :-. f Cv`y i Loosorpj f i '
nor, , Lx�� V j`- -ITE
h
BC
ilmf.).4 pi
.4g , N Cot $ - ` -
Op�f •TO `e COT
l�pRO M1 1 e ,, -,. . .• o 9 �i !
Ae Sl�fNt OOdlp� �����gM' `�
r
4o e42 LOCATION SKETCH
� 8
t '°•c.R �2/1',
°°4v f0 MA„o NTS
CO 4 ti op
okr p .
4if
hyf R..
, m PROt� �.9: �ry
tor? J eS � pO
,a2 n ,pc 44,
• '0.4).
N tQ
� f�`r� t
`'� '? SURVEYOR'S NOTES:
°rp, cot 10 1. THIS IS NOT A SURVEY.l
2. THIS SKETCH OF DESCRIPTION IS
NOT VALID WITHOUT THE SIGNATURE
\_ 7� ??"d s I, i DoT 8 AND THE ORIGINAL RAISED SEAL OF
o�'t^aHE �1P�1 4k r /-sou A FLORIDA LICENSED SURVEYOR
a O'E,gq, 20 p "f ez, AND MAPPER.
At(p) 2
SKETCH OF LEGAL DESCRIPTION
SCALE: 1"=60'
LEGAL DESCRIPTION:
BEING A RIGHT OF WAY 50 FEET IN WIDTH KNOWN AS LIBERTY AVENUE LABELED ON THE PLAT AS"PALM AVENUE"ACCORDING TO
THE PLAT OF"AMENDED MAP OF THE OCEAN FRONT PROPERTY OF THE MIAMI BEACH IMPROVEMENT COMPANY"AS RECORDED
IN PLAT BOOK 5,PAGE 7,OF THE PUBLIC RECORDS OF DADE COUNTY,FLORIDA SAID RIGHT OF WAY BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
BOUNDED ON THE WEST BY THE EASTERLY LINE OF BLOCK 1;
BOUNDED ON THE EAST BY THE WESTERLY LINE OF BLOCK 2;
BOUNDED ON THE NORTH BY THE EASTERLY PROLONGATION OF THE NORTHERLY LINE OF BLOCK 1 AND THE WESTERLY
PROLONGATION OF THE NORTHERLY LINE OF BLOCK 2;
BOUNDED ON THE SOUTH BY THE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF BLOCK 1 AND THE WESTERLY
. PROLONGATION OF THE SOUTHERLY LINE OF BLOCK 2.
CONTAINING 12,500 SQUARE FEET MORE OR LESS.
LEGEND & ABBREVIATIONS:
ORB. OFFICIAL RECORD BOOK DB. DEED BOOK
'.-1 .__.-,t-tfr...dU..„. - 'I-,'-..1`i-l
(C) CALCULATED DIMENSION TYP. TYPICAL
NTS NOT TO SCALE PG. PAGE BRIAN T. BEWNO DATE
CITY SURVEYOR
(P) PLAT DIMENSION DCR DADE COUNTY RECORDS STATE OF FLORIDA
. R/W RIGHT—OF—WAY PB. PLAT BOOK PROFESSIONAL SURVEYOR AND MAPPER NO.4973
REVISED TITLE:
® � A MI BEACH DRAWN D: LF.
I CHECKED: 6.T.B. LIBERTY AVENUE,22ND TO 23RD STREET SM-2014M
PUBLIC WORKS DEPARTMENT SCALE: AS-SHOWN • SHEET t OF 1
'MO CONVENTION CENTER DRIVE.MIAMI BEACH,FL 33139
• •
':1WORK1SALL CAD-DWGIPROJECTSISMiSM-2014M(Liberty Ave Sketch of Description RV/Vacation)
I m w
1 1
51 `tl I Ir l-..
la 1
i 1 1. r
£ioi a ., •
r z h 1al
w�a I 1
i tY
CO y i e Y�Kp'
S aiC OyaaU '
q..� r-1 8N `oNla1lr.9 s 'i . po6a ° {�
,i d d�? e-nnao, S83 A2la1S L-\ n5 - .8,...51:1 g ts,
bi! r/ E � ia a ^,
X ` ' r g 111 's CI
' 8 d 8 �. (d V
'B C1Y' S 4,)
;r cz'se.s I
� ', ` ZA p
$e, + s dtib4�' 1�7 e �
'Of ',���j�j� eel rn // Y $ o
6 � 3 3• as !. g N■
l ' i s
N
Ii Si ; a ;tar"
1' ..
a I : b -.3 C t F s
it' ' ra ^ . ,i h N
,
i Nt 1 rb Ik--...=8-I `.-- ,i l ?At, uY f .• ,�F i ;
jy I 1'111 1iT >; i1._ � 7:7 :w a&"
• ;1_,I• }.lit —r--,r — =,----/.„„„-,` -.1:uu»•m,,:i°. -.4, Wes+
V//) oft—'1 3.5 '� '- . b_ l,_'_^ p 1.,1:c1:::-.4:::ae.lu.] IL A
�
- , 17,11.11.1 .F�..�' muro:r 27 ,..:a......7 ' 1 / .t rt4. jyi a ji: `-4 a� f.i,���5`C�� Vr s i i i Z1._..v:ZM,tiil l ' ,,;''' c.'
• i i:i”'b b • .bs •�<-u 1, -tat N. , it b A a yr r s 20 41: or K lde a p b? ° $
4 itdD mdid , 4, ,.
!IA d faNlallne--
a ' I. ` •+ 3 r 3 1'l
9 n g i ]4� �J o
W a d • t b. $ §bg =v L
oa ti:Lc5§'" O] \
//1 � 4 �.�� �� mamma
VJ c� .0
L a..-__� W� CO
lir S ,, V E H
u
O " OJ � m z_-.),
a at oa] ` A a O I
0_ i !!ii o E
�g
aI e; r:1:1 11110AiTlairin
< ibl I� 4 y 1 �Ci 0 ' !g
4, I� FF�F.. d X 1 i Al p F bI d t o
I I I �r e� 1 R� 0 5'3v o a
' b r �i J
1 't7L� r ' t.. Ede''.
q y F
m . I --m—o .— o—•.�—o..—.�y•�-a�_T�ry.�.-dL T•{� _. _ _ _ 1
ID`— a -I:R h3 N .1.G d
ati
1
. .., .
az rl L, v
' ; =
-"; , co;.: "3 2 : J 3 ,., 12 is 1 ,i. e. 1 ,.,. /., , a
t MO ,r4" 1 i l',i i.i a ,. .%.0. =.1v ,iii r: ... t i Al A't 6d „z 9
.0 ,, ...,,,-,- : -., 2 b-.I -.J , .w,t. .,..t. .?..,J 5 5 5
1 ".-% ;t: i.I;, 1 211 0: if ql.,, il igq, !f, g,...,-if- !.... „ 1- _,Ii
3a2 3- .,?g:::1 ,A k,1 1 ti
g g 4 ''''•iz 1 l' a
:.1 i,', ?,7: i'•J, i 17:.t r-7.le 4i, 1U; i gri S glt: 4 <
9,
oh g I!Si 1.,.t ri,._?..IP ;2::;.. j a'i! g V21 J.IA;19!iS i'..'f g V5-r: 1 ii! g 1 '.1i3i,N I Igggr lie 8 I I
1 I
- -- - .•
. --- ---
4T il ,
—
i i ; 41 i I i--,-.,-.— ?•";-. —ir FT I 1 _..,_—r. ,
_. rs,e:':,1,,..42.14.4
0 1 ,I
i .1
3 S 1,10PERT UNE
. -1 1
----
v I.'1 I I -- T -, I I .1' i 1 I
. .., r, ,,,, , .,, -- ,,,,,,,,,.. . . r„, -
I re!:
,.
Zt 0,I
X:1 I-, =v) : -,,,- • ,
T.,.
.— f ° i! Ai 4,.. .,.....„ : 1., ,
..c
.i .\1 __\, ® , i ' .1 46 ' '':'--63 - 4 ---.'
, ,1 F
1 ,, , ,,..;;', , airj:-- • i .
I
:LI
F.4
W III\t\\ ill' * k 8.s_, 1.,\
., •, ,—
. , . I.."/ '1•I 114 m R
---:--;-ii) 11, i / i11 , ._. _ , \-i
°/ 1. 20.! ' , , 1 I\.' 1 ! i
- 1 ' H
a,
.
(--_
:0-1 — — —r, - . -. -L-- --..-0 — .---e?.---t
H P , i! 'I/ .ves--il., 1 , —Vii 1 0 _,
‹ 1
= ti .;.:.'/ ;-,
I I 2 i
O III „
1 :11 , rf.,' ...-:,.. , mu, • ,,,,,.! , I 3
• .. . 1 1
. '''.-',-1 , 1 1 w 1.-
cc LL3
:. <i)" :I ,!,-, • ,-; ___I gi: 1 I w
01-`.4 -I- 44; H' =:-":0-4 Lti -1,.,.-7_7_.4:;',-4 I— ---t It- I— --'-- — I I 5 FE
• 1 -1
! ' 6., " '" :: ill ..,',...,lislc./...• .
1 1 • •., Ill, I ..•
ii I I
■ M c '
I
1 i 1 I I 1 '' I ! 1 ff I • I
I 21 -N
M N 1 (1)
<r.--
1 ca.,
1 i i o
I ....,. „.
.7,
1 1 1 -•RI
,D; i)
®H 1--- -t -- I
ri`'
. I 1 a-1
,
i I 1 I !
1 i'l I''' ' /'' •\:<'----1,-' • I • I I I
0 g' . ,;'.,/
A ._-- t ,,, L,
- _ .-R I _ .....„.._ z' .. ._ . _. ____',.:1 r----- --
p--,rpi , ''--------:,-. .-- , 1
= 'H.:L. 4 I -
. 1
) c),
. "' .?„ '
..1 z
„ .
t. i • —... .........,_• „ ., ,,,,,,,
/' °, -° —° 1— 1 ' Itlittlit " .,i.5, i
2.,.. --..--ii----
,
i
1 , sik... .,';'7?--‘11.,.''•- r .',''.0-, .- ;4-0'r,...,r 0) .. Ni. r
- .
Ii I " ''----,.. "i.:,;,,.,,-,:3',.i''''' ..''..I, -4-:•-:'.• '.i"..t--;-",,''-' " '.'.': :,.'17.f: ;;;:'-.''7.- ,-...::::-/., • -.-:z;:-.:: :: ,-,,,..,... 7
---- — .---,1—11.7„1 7-7-',:-- .:'r''''..?/'',..../; "ric,:"..*:":.----- --- :-.'----„ '''',,-,,Z,_, ' ... :173 - =',,EL...L-- .----.....__-::_.; '_'',..-:-.,-;:ilii-f--..-'• — _I-__1"--.
17 7'.. :1•,.:::- -r -,.,.-.-- laqt1,-,1
..
CID -v.'_I il All I •f- . isat§d, , ., NL\ .A1V3A4.
__
1 1..... _ — — — ......,:ifi ......:--,,. •___, . :2_._ _:_..1__,_..-:__ --- —
N 1 '''■ -..--L.-.‘'..".V,/" -":' i'',':,.';'''r7.,. -..' -- ' i-
'' -1-/d. " ..- N ,\ 'S°.%.• le,:(3-",':f',;,',''''':■,;''''',E'f.," ,'A''',:.. / ,,,,..i.
-1-,
I I'l '/i., -....2i,..1`-'7'.---,■-%11-1 .
;
--- 0.) • ..,__I Iwo" :1 tir,, ---•,-- --tkvint, - •--:::--:-/: ---,--• ,:,..1-'.):,' -..--,-,.:
0_,_ _,_, i , . , ...,_ • _ _ •_ - ,,-. ,-.,„ immomm •
• /tii
4-J
5:4 1
A .---.. .-....*.f ' '
C _
CO '7j r i ((,-.,c,'=:-17..',....•,:_-.:-.-.. v -,. ,I•:::,
0- re) I Et, '\::--.--.1.4•7. ;.. .. ';
L- C•1 ''''
1 ' I, I \N\'• 11 -'' I /I I le I
— NN °. f 15, _ .
0
_
1 T — , h....‘,,i...,, --1 — --I --
e i
1 . . ; _ ,
-0
,,_1 i ii 1 ,, II 1 IR i.
Z. 1ml !,,,,.! I ,,' i tz•
= 1 , tp, ,
!, .4 I / 1 1
,..
= 1 ,
_.A.... , ', .0 ,i,_____ —_.2.? . 1 „
• 1 CD• _1__l ., ,j, _
Toi ,11(1 . I .r
,.. I \ Oi
7 . pit 1 7 1
,. I . ,: t•: v
,....,•• , e
,.,:- i i v. II 0: ,,,
, .7,-,-. ,f, •
o I ' 11 : ' ,.:1-
I g ',6..;,..i d
1 'I I 11 I
11m II:, ., I o_.,,i;;!,,. — . .---• i--1 — '1
CO 4-.
11--.
.1,1 I , e, ,o,q,-',. 1, I 1 (3)
V
p _,..,1 welnumula. Ili 1 1
[ (---- 1 illi Il ' — —.77-_4_--?. _ qs `? II Ii_i I +'
Cti = I 1'• -- ,1 P,1_,---II 1■4iialW111 •141 w
-:-, VD
__I 1_,Iti••1 ,,,. 9___ 4':-\_..ji __
u.,w
co I I 11:',;(2)' e ,! 11 • < ,i
, Z
• . •: 14 1 i I i,.•.,, I = ,I c■I
= Ili 1 , -;I, 1"' ,' I'-, ,.1 I 0 ' E ,i
,- I ,. • , eg , I i; , .1 1, -sill 7.:c0
0 . I
11 II' 1 C...F
;I
0 , ___I 4+1 k.n L 1____ L.:; :. 2.1,. 4 j.,—/ 4 911 C _i_ — 2 o
<o
ID '; C 111111 '' I .:j.;1:4 1,11.: /
a) i ) 1
\ I :i
c n A 11011 ' N -a••§ ;/,,iii \ 01
I,-- \
CL .
- 1 i • •. '' i 8 4,1t1 IL__ • I
0 e— — —,,, •1,- . - — --;.;.;0.-- -,... .,, — _ --
a. . i
,,....,.
,
..'2
, I
'-' :i I l,1 lit'- N 5,1
' I 1 iii . ° 0 I
i I' \ 41111
I I ,. * filril,-- 11 ...11
0-04 --1 -7.1 Li t41°- - 'N. 1 k/42' - - ' 1
01
\ 1 _Ntiol.,...,,l- Ni __ - --
0,-
zi
, 1 .\1 1 \,-;.,• i II
'-;'fl \ 1 .1\ Li , 11 ■\ N 1 ;/I pi I !III,
c)—• —1 --0 , s•.— „---.., —,.,,— fi . --,.. 17-, " 1- --
'4 '-'-,' 1.■ 1 't\ .'1,2. lk. /.1 0° ,li
7•gl 0 •
g• la ' i_N_ ''"' _r--1 ' )1 / I ' 41 1 — I I
e_ ••••,_ . ,,,,4 __, _
5 , :••,.,.., , N , •_ — ,4,, , , -,-
_ • 1 , 1
., ,.., ..,A \ „....... .., --t, „... ,/ •
'41 klkerm....1.-k--,...;Aa...........we:Ex■s, ••••..m.■ ,-g
nuAy lied
1 ,
II •c - - . o o ; o 0.-
31IN3AV>I8Vd
. 1 I
Exhibit D
MIAMI BEACH
PLANNING DEPARTMENT COMMISSION MEMORANDUM
TO: Jimmy L. Morales, City Manager
FROM: Thomas R. Mooney, AICP �; 1
Planning Director
DATE: February 11, 2015
SUBJECT: Analysis of Proposed Right of Way (ROW) Vacation—
Liberty Avenue between 22nd Street and 23rd Street.
BACKGROUND
Section 82-38 of the Code of the City of Miami Beach requires that any proposed sale or
lease of City-owned land be analyzed from a planning perspective so that the City
Commission and the public are fully apprised of all conditions relating to the proposed sale
or lease.
The proposal herein is to vacate Liberty Avenue (Palm Avenue) between 22nd Street (Ocean
Avenue) and 23`d Street (Atlantic Avenue). The right of way is 50 feet wide and contains
approximately 12,500 square feet in area. It will be utilized for the construction of a main
use parking garage which will be owned by the City. The ground level of the garage will
include a public plaza, as well as enclosed retail spaces, which may be leased or sold to
tenants. The following is an analysis based on the criteria delineated in the Code.
ANALYSIS
1. Whether or not the proposed use is in keeping with city goals and objectives
and conforms to the city comprehensive plan.
Consistent — The vacation of the ROW will allow for the construction of a City-
owned public parking garage with retail on the first floor to service the surrounding
community. This is consistent with Goals, Objectives, and Policies of the City's
Comprehensive Plan, including:
OBJECTIVE 8:PARKING
The City shall provide clean, safe, and affordable parking, by continuing to
explore and implement creative and technologically advanced methods of
parking provision and management to satisfy the need.
Policy 8.1: Continued Development of Parking
The City shall continue with the acquisition, construction and improvements
to municipal parking facilities as may be needed.
Policy 8.2: Public Private Partnerships
The City shall continue to seek public-private partnerships in the development
1l
Analysis of Proposed Right of Way(ROW) Vacation— I
Liberty Avenue between 22nd Street and 23ni Street
February 11, 2015 Page 2 of 3
of its parking facilities and intermodal centers.
Policy 8.4: Context Sensitive Parking Development
Off-street parking areas shall be located and designed in a manner that
supports and does not conflict with pedestrian and bicycle activity, such as to
the side or rear of buildings.
iE
ti
2. The impact on adjacent property, including the potential positive or negative
impacts such as diminution of open space, increased traffic, noise level or
enhanced property values, improved development patterns and provision of •
necessary services. Based on the proposed use of the property, the city shall
determine the potential impact of the project on city utilities and other
infrastructure needs and the magnitude of costs associated with needed
infrastructure improvements. Should it become apparent that further
evaluation of traffic impact is needed, the proponent shall be responsible for
obtaining a traffic impact analysis from a reputable traffic engineer.
Consistent No negative impacts are anticipated by the proposal. The property
being vacated by the City is for the purpose of developing a main use parking garage
to service a neighborhood that has a lack of public parking. The project is located in
the Museum Historic District, where the 'contributing' historic structures lack a
parking requirement. The proposal will include a pedestrian passage through Liberty
Avenue, which ensures that connectivity for pedestrians will not be negatively
impacted by the project. The proposal will include ground level retail which will
ensure that garage is compatible with and services the surrounding neighborhood.
3. A determination as to whether or not the proposed use is in keeping with a
public purpose and community needs, such as expanding the city's revenue
base, creating jobs, creating a significant revenue stream, and improving the
community's overall quality of life.
Consistent - This proposed use is in keeping with a public purpose and community
needs and will improve the community's overall quality of life. The ROW will be
utilized for a main use parking garage that will be owned by the City in an area where
it is needed. It will include ground level retail, which will create additional jobs.
4. A determination as to whether or not the development is in keeping with the
surrounding neighborhood, will block views or create environmental
intrusions, and evaluation of the design and aesthetic considerations of the
project.
Consistent—The development will keep with the surrounding neighborhood and will
not significantly block views or create environmental intrusions. The project is being .
designed by world renowned firms and will be undergoing a design review process
that is required of such developments.
5. The impact on adjacent properties, whether or not there is adequate parking,
We are committed to providing excellent public service and safely to all who live, work,and play in our vibrant, tropical,historic community,
!n i
Analysis of Proposed Right of Way(ROW) Vacation—
Liberty Avenue between 22nd Street and 23''d Street
February 11, 2015 Page 3 of 3
street and infrastructure needs.
Consistent—The primary intent of the vacation of this ROW is intended to address
the parking, street, and infrastructure needs of adjacent properties.
6. Such other issues as the city manager or his authorized designee, who shall
be the city's planning director, may deem appropriate in analysis of the
proposed disposition.
Not applicable -The Planning Department has no other issues it deems appropriate
to analyze for this proposal.
CONCLUSION
Vacation of the public ROW is consistent with the Goals, Objectives, and Policies of the
Comprehensive Plan. The vacation of Liberty Avenue between 22nd Street and 23rd Street
will generate no negative impacts for the surrounding area.
TRM/RAM
T:\AGENDA120151February\PUBLIC WORKS\Liberty Avenue ROW between 22nd Street and 23rd Street Vacation
Analysis.docx
We are committed to providing excellent pubbc service and safety to oil who live work and play:n our vibrant, tropical historic community
G
a e m 0 v 6 L m a m> ° rn Q a e m i T _`C v p rn 2 QO m L LL C v m>m`Q N rn a W E O. rn T"o C m A c m
.
Q C Q' c 0 a E 49,;8<-02.2:5‹- O¢ O c N m V « > ` gi
`2a. m m 6 c - U fie
ca W op p y oy ti a am? x° c ^m mama c' o c m a i � o¢ = a)--s o m U o t= c I ''O U C7 O* CL E >; OC c N« 4 U m tm Nw�m E-2 ca aS TmQ y m O >>O ¢2 -. C c m c O L >,5 m F-- (a w O. m p m O= ` O a 0 O cY N °m c».
.a U ¢ m p °<0. aF-al Nc. E a E a N mm m ¢cg"a am O o E o -0
E 0 'O p m m o ¢
pC O)6- m m p-E-EO-• o M a Q-0 C LL - 2 c m o w t "oO sc oUmomC 5 ..m O.' V W O! - a c U � m N « LL 8. C T(3NQ.° m 43�w C Cr E UE m ' cg 2 _.< N Ccm >,m c W L N 2 °m mL- Q-0. - Jo mm m N m > N C o U
O 2 N C m� N F J 2') 2 2 ~- TQ 0 N m cc °� N v -
c- p c am¢ " 8 NO m :� a vQ yc .D a U m LL >. d ¢y U m
T a >, -Y c En n °�L m L cod L a> c� c..-€� -Q C QI- m c O« ( o c
76 c m s a¢ .- Tom- mX mO C� ;250 cmg o °� 0 m t o E pm �25c aO °
� c cE �OpfW mo Q oN i
= L m co 9_J m ow
mUa c� m 7� C O �
mc ~Wc� y c !� -rLU mt
S)o mOr o 3 c" > m a c Y c « c >
' c o vi° a
��L E¢ .y_ N f ¢ c t v m n -. ay d� OQ >,�LL m a n m o 2
f0 O U y Q V a.o mm m Lam F a me UEL
S. moic c m� ° mVm °)mLm �:: ci T> C F-
c cn�� o c• O E c m 0 O a U rr L I-M U U O- > p c O
v m h c= `ti d=° Q mm
we-mEFNat o)- . 00E . c2 t'6 > > N mU co 7,z,> > rn Nm Ew-p"C t r.0 v= m: D. O f.g4 oOU 0,2 00_ N O .co al
.0•E m m 0 Q O C C m > p a3 . '.,13- N yp�aUm� co � U m c �� O O
0 N - O6 a CU 2v) 200 o.m. �c�iZE � mm oa _
o NO N 0'•> m m - cY °LL aim 0 5,..°_, w N N atei SQ m 2i 2 O <I-ow- >L0-5E 0 • E . °L 8
•N ,,•7, a L m J m c-O N D 7 o 0 O N m 25 u)-F .O _ m N
Ci0_
V^•E ym U Q y OO ° r a Fv aC m U w> O c Q C L E,- coma) o U =fa N T C V y ME a m • E• 1Pac out om E=m m 3 gE E �acm� o o ao m� 250r� a .1-" a - O EU cam m o Twc FE �mw > c cati uc m c 0 o25 LL C Z ° N N m O a a 0 m C ¢ m U=Q m N -0
E c E O G O d ❑m„_LL m y° a >m� ai m o U�r a cn� m � m m LL N pX ¢ oQaQGp °
¢ ) ~▪ c N Qp E u L la m .O a E 3 m O `? u � m N O >, C O _ C E L ¢.E u W- v 0_ 2 b- m .. cF.W° Et. � mU m2 m ° ° 0:E2 m m�Y F cm m c 0 > m mm Q N°U� o Q i ? sr - 0 =O � o °LL E o aTEt[ 5 v° ca -cn ` m 2a.!.-20 9-2. O� Y N o.Q N w
m y N m V O) U a c p N N C ¢C, cuO _ dp 0 °C Q N f/) m
I a M T m 0 U0 0 lL lL m CO « c:L 11)'.c - oww = vmUU m coQcm3 °-_w a¢ 7L E•° 13-13-` ' aa -
Q o0_H m-O c m O N f U t Q•c -0= -- 12 2 N (C T E .r a P y Q O 0.2E m 0 O E y 80 <` `wm cm ?m _.=TY 0 > . ct 0oa>i -'. 3 m Eyo > ca " m
ti a RUc, � 5g m 3=� o� 2n L a� N>2 2O , 2 TC m=m m c cd- y m m T25 a m>v•p> m¢ c c0” LL pm D mL_ v'> m c Z E ° c -5- ow = m maL w�a moo'
CU c-00CE y m� Q o mOQm a
.9 RE _c i6 -m yOn:c c S
= E EL�aaa E- co pQmO Q�.00a o a� in ° NN0, mm ` ocmi m -m¢ mm '- cm Ec 0_ my m_ � -° E=:---- ' >.."4- > mE o- °m °mac •- ~c °U Le _N W Q c-m m e'- m C C.mN U °'C UO 00 m2 - 9_ u- ` ,0 Nd - 0 N O C -E)W m C U m m L ` m = 0_a.0 O m N N N m° N ti
W W y ° U ^ °
T u) c U
c N C C y- O a Q X L m L a L > >+ o L m 0 N > O ! co U m a C L C-
c
•
O
N
c m U V Q N U w U - c m- . .,-. 0 . y OQm u m N m6 -"›....,,, o.EL N U.L a _ 0 0 m^ Q ° -o E c C O N O m U}c N= ro �� moO ���
2 0 w m $'''' m QC O > p r L p N c= m -M W Y - 1-« ' a O - 0 m O 0 N g a C c m 0. � ° c m m- . mC J O Q Z0oamm c NQ-C U E>e c OQW�¢ y - U cc o .L>O E .-- a �mm mN t cm olio) Q moo 0_ Q a ft):1511 o^ « if; o)
e c Q m w 2 a) m Z 2° >,..E12-,ELL'- c.) 012 ¢a Q m a ai
i 0m c E -E'8 _Q t ° m 0T 0-0 ¢ D °•0 3 COQ af ^o m yv am m c o
CC = yc= °0)wo .0 y._cmO _m.�,O .Qmuc CAM a* g -CEc^ c6E mo ° o2N ma
E2 L) a cr Q
c 2 N Q f-.; ',15.2°°- -5=-6c. ,..- p c N ai=Q25• Cmd m d ¢O-p m m 0 a- U y C° m EO°y LL O O =N_¢c m m a 0_o a m C� U gy E•` O o 8L N `I.L. U N m m E O FO W U r O m . m > E C 0.2 O m 'O U li- c 0 .r O a f,c O O ` C 0 ' n ° '2- c r R-� . omEaa[C " ° c a> pm Lev oO 0_M 2 ° o v m W U o c, f To¢'5:2 d- E ms"25 E o E 2 2 11 ;2 mU EL0 m m` m- a m °-Vv 2 0_i m.
•Ii— -o i 8 . mV m a NO wE1-U o_ U Eaa=-°r-2 U ¢ cc L r c m U c n V UmU T> CC¢ i.UQ- Q mL V N A E E 2 p7 N m Oa U _ Rm N Cn mw-a U ' L(! J Ow HO H p m� m m-▪ = O m N >Q >:O N L aw t - O m ao m L:O O
r O N ° c m c X¢L-. U = o E N«-. a >
0 lTN 7 m C1 L i N �mO m LL N =Q.. m W H T` ;'c 6 c N^>19-'C V L E = Q- m C c m 0_i m m 0
Z LL W O C L O~ CU 0_L ¢=c
N l m-° O)O) w ° OY_ >
L- m p m C m . 5;'-20 n W V m_>
N m° p U N 8 +' Ta m- -g c N
- m e -- E . '26
m N ° cQ l C EQ�I `7- e_ °J O a m O•O m n Q N CO m L..r U Q a m c y O m N L N 7
L a m m _m « ¢ _ Do _ 8� mm N8N m mmm ° vv mm 7 . N y m T L
-0 C E coo C >C U N °0);? CO T U
- f-mnm N > O '§m L F O LL O dLL m m O N U - N 2-m_mo lm«? mm 6 o cvmmc w=
12 m c E O N W M-5,, F a aC m N C m m m L v N p•5 C L U U 12U Q > a M E V0 0 L C N c
_ O aa = m m V C p o w W mN O m c O N_N.O V w a F a O(n c j m O V U° a¢_ N O) 0_ a m N v
-co 1 C `--C ` c O o °)(r* ) T.U Po N O•- m V :-m N u• C C E c O._ d m H _)«
P-
0 N C m 4 O O C m C > a m m e y W =m O °a m•O
T C O-om= N C c- >,2 m o p O O a O Q7 - r .0 m 2 0 m c m L Q m C_C'G' r p rN N r)
� c E0 m O a YC ° -u_ E -0 ° 0 ¢ ¢¢ m o)' z LE N 'E a�3 m .v 0Q , t- gE u, •
U m r co T!7 ° N_Q L W O m- > ..Npmt 30,
C O _ E Nv F pia
O'-Q Q V m a C °mme c m ` y �c c m[0 • a - 7 m C >'. « m
c p)7m c O m m E m m a U L7 CU L C m C N m 4Q 1 . O¢L U J m m L >.° U m O m"m O E m c E _N O U c 6LL" Vl O" m a a . 2 -o c 0 O)L y V c C N
C" m_ ° > E- 0 Co-c LL c
m U o-"
m N .- g T o
LI e U� �2m - m �e o c � `O ~ 11 &) m `co
w 0LL ~ m m�c g E- >o Ha caO 25 0 o 01S, ?a cr 0_) E ca
z U > ft^ O.00O1La• 2QC CNrmO UOr C2C0C 0 ° Cm COO ~ oU O N0= L2Cv N « 3 a)243 -p -0 Q LL — ;',4-° '5770036 m - m EQ r cU v . N ° c O .F- ay �U c' T E o N pm-E26 .t. 5, ° a0~ E�o ._cO O-R . a= U— Q E- m e _ = O c O a m c U > EO y _ m O 0 m� co L �C N ° m C Ow m- oe mo . . « r - `car o gU° y co O- m- 65ui cn m L Q U mL Uo iri� = E ao L C a...o�r c m C m y c N E °O] a O 3 c m O M , m C Q N m O 7c a -LLL --2= ! UU m O a Q m C a m a L °) a ati 2 0_o c ->f m M! 3 c 0_ cY n m T-m > L 00_ c p O= °+. Vl m T C) T Q m Q fL iOQ QS V U E m Q °F-i 1 2 a - Na g-
�f O= h
m.. o e ¢, o m0 m E= °U 0 L .°m c 25 C aw:. m m p 'mQ: 025E Eca" E 8 . u)� O o
N ,_0_.> O o ) 1 1-m Q m y v`¢ 0.. _c vi- UJ c m 0 0 E v c °b 2 W °E m m ,,o L R 0_ Q t Q° 0) rn m� =g rn=Q¢ m m °)Oe-0 LL O cn L LL .5 0 c e� o > m c 8 , o 0 ti m ar ac ro am Op pp UUn0 m.N m N >H . >oQ � Y LL � a g m c a U c ° 0 aa E L O ,y e m N m c,n m m 1- 1° N o «m a t m my y 0 o o : v _ 0 Z ° c t aE U@ m u Q Z m N°U c d 0) U' o LL m Lw oUm c ti -.. V m° C m m m o N C C p Q ? V L Q Y m- d a rn- o)c-0 O-0 c m_J 0_N cO m c om _cn n 3-)ri 3 .nO ca ch II
. . Oc m c c m ' ,...2-=.2 m 2'N Uilfl g -y o m cm a 'O c Q mm 2 E 111W m 'S R a t Pic ti c ' n E �=N Q. E� Q E WU"a.i-0wo !n oc QmomO °f-, m a w -= w� ¢ ¢ L - •-- Qmc O .0_ � a ca, mL O o�o o mm N2- N o cL c > FL1 V a �O �L< > -°n ° E EmmvvE cmm E maQCOE u Er- Ems EmC L m c Q O7 -DE C¢ co c m LL C mm a 0 C - O `m C CO O ]-•
.0 0_7 g), mO O m °- N C C m E -1- O m C C C m - 7 m v'Q U mM m a y a U E" W o m- U '" u-ti L L Caca m--o > m.- p 0_r m mp m O - c s -2= - ° N a)¢ O t'� 'rr I) t1 22 v °i N O 2 2.,= -= N O rn 5 a Q V R `- 0- °O E E o m c 0T)2 , m U 0.t 2 W ca N R - g
Z c °m X] ° i ° 0_ ° O , ° > ° ° � cO Q O QU) na IL-0 QQw Q>20F-•a QcOWm.UOWW Qa0LL QcooU.0M ¢Q¢�cn c N .O
Ni