2017-30045 Resolution RESOLUTION NO. 2017-30045
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 (THE "FINANCE COMMITTEE"), FOR THE
POTENTIAL DEVELOPMENT OF PARKING AND WORKFORCE HOUSING ALTERNATIVES
AT THE PROPERTIES LOCATED AT 1234 WASHINGTON AVENUE AND 1260
WASHINGTON AVENUE.
WHEREAS, on May 17, 2017, the Administration presented the City Commission with
options for parking and workforce housing on Washington Avenue; and
WHEREAS, the City Commission referred to the Finance and Citywide Projects
Committee (the "Committee") the options for a parking garage with retail and workforce housing
at the City-owned surface parking lot property located at 1262 Collins Avenue (P16 Lot) and the
privately-held properties located at 1234 Washington Avenue (the "1234 Site") and 1260
Washington Avenue (the "1260 Site"), both of which are owned by the same property owner;
and
WHEREAS, the P16 Site was initially identified in the Washington Avenue Masterplan as
a suitable location for a garage development; and
WHEREAS, none of the three (3) options referenced above are in the proposed FY
2017/18 budget or proposed FY 2018 — FY 2023 Capital Improvements Plan, and funding
approaches for any selected option would need to be evaluated separately; and
WHEREAS, the 1260 Site is classified as a 'Contributing' building, and the 1234 Site is
classified as a Non-Contributing' building (with this classification solely based on the year of
construction); and
WHEREAS, based on discussions with Planning Department staff, it is likely that the
Historic Preservation Board (HPB) could consider re-classifying the building on the 1234 Site as
`contributing'; and
WHEREAS, regardless of the classification of either building at the 1234 Site or 1260
Site, Historic Preservation Board approval is required for any demolition (full or partial), as well
as any significant alteration; and
WHEREAS, the Administration discussed entering into an agreement with the owner of
the 1234 Site and 1260 Site, authorizing the City to pursue a preliminary evaluation of the 1234
Site with HPB, with a City option to purchase both properties, at a pre-determined price; and
WHEREAS,to date, the property owner has stated a willingness to only consider the sale
to the City of the 1260 Site, but only in the event that the HPB findings do not permit the 1234
building to be demolished; further, the property owner has also requested that the City provide a
parking allowance for the 1234 building tenants within the development of the 1260 property;
and
WHEREAS, if the City and the property owner are able to agree on business terms for
the City's purchase of both the 1234 Site and 1260 Site, the property owner has also requested
a Right of First Refusal to re-purchase the commercial portions of both properties; and
WHEREAS, the City's agreement would need to be subject to the property owner's
termination of existing leases; and
WHEREAS, an agreement with the property owner would need to be negotiated and in
place before the City may proceed with the HPB application; and
WHEREAS, the Planning Department recommends that a height limit of 55' works best
for the 1234 Site and 1260 Site, particularly given the close proximity of very low scale, historic
residential buildings to the immediate west (across Drexel Avenue) and ideally, a step back
along the west side of the building, from Drexel Avenue, should be explored; and
WHEREAS, the Planning Department also recommends that the existing building at 1234
Washington Avenue should be retained, preserved and restored; and
WHEREAS, the preliminary average cost per square foot (PSF) for a "sale back" of the
commercial portion of the properties was derived from information provided by two local
appraisers, whom advised that the values for properties along Washington Avenue, range from
$800 - $1,000 PSF; accordingly, it was determined that an average of $900 PSF would be
suitable for the limited purposes of the development of this conceptual analysis; and
WHEREAS, at its meeting on September 8, 2017, the Committee recommended moving
forward with Option A4, which proposes to convert the existing building at the 1234 Site into
workforce housing and, while maintaining the façade of the existing building at the 1260 Site,
develop a new parking garage on the parcel, accommodating commercial space on the ground
floor and workforce housing on the top two floors, in order to maximize housing, while
maintaining a ground floor commercial component; and
WHEREAS, the Committee further selected, as a secondary alternative, Option A5,
which proposes to convert the existing building at the 1234 Site into workforce housing, and,
while maintaining the facade of the existing building at the 1260 Site, develop a new parking
garage on the parcel, accommodating ground floor commercial space and workforce housing
only on the top floor (with this option being secondary as it would provide more parking spaces,
but less workforce housing, than the preferred option, Option A4); and
WHEREAS, the Committee did not support any of the options where the building at the
1234 Site would be demolished.
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 Committee for the potential development of parking and
workforce housing alternatives at the properties located at 1234 Washington Avenue and 1260
Washington Avenue, as set forth herein. //
PASSED and ADOPTED this /q day of QC�Ob-Pi /2.
ATTEST: P I' ,/,, E, MAYOR
/ / 1-, j/ .;.• / \ APPROVED AS TO
441'1 -� �. .�, FORM&LANGUAGE
RA AE . GRANADO, CITY, RK= % &FOR EXECUTION
"F
('ice': ° i 0\\O.,� g��i I(/
' t2
_A 0 [....,_—_, (0_ft..k
\;)\ / ;.........°.,_=1";„,, .2. r1 * City Attorney 0.2a oat.
-Q. F?C . --
Resolutions - C7 R
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Jimmy L. Morales, City Manager
DATE: October 18, 2017
SUBJECT: 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 (FCWPC), FOR PARKING
AND WORKFORCE HOUSING ALTERNATIVES AT THE 1234/1260 WASHINGTON
AVENUE PROPERTIES
RECOMMENDATION
The Administration recommends that the City Commission approve the Resolution.
ANALYSIS
On May 17, 2017 the Administration presented the City Commission with options for parking and
workforce housing for Washington Avenue. The City Commission referred the option for a parking
garage with retail and workforce housing on the Municipal Parking Lot P16 and the options for the
1234 Washington Avenue (1234) and 1260 Washington Avenue (1260) properties to the Finance and
Citywide Projects Committee (FCWPC).
The FCWPC deferred the 1234 and 1260 alternatives in June and July of 2017, to the September 8,
2017 committee meeting, so that staff could continue analyzing all possible options.
The Administration met with the property owner of 1234 and 1260 and reopened a dialogue to
develop a parking garage on the combined parcels. This site was initially identified in the Washington
Avenue Masterplan as a suitable location for a garage development.
Washington Avenue currently has 331 parking spaces between 5th Street and Lincoln Road.
None of the options discussed below are in the proposed FY 2017/18 budget or proposed FY 2018—
FY 2023 Capital Improvements Plan, and funding approaches for any selected option would need to
be evaluated separately.
A 'Contributing' building, structure, improvement, site, or landscape feature means one which by
location, scale, design, setting, materials, workmanship, feeling or association adds to a local historic
district's sense of time and place and historical development. The property at 1260 is classified as a
`Contributing' building. The property at 1234 is classified as a 'Non-Contributing' building; however,
this classification, from 1989, was based solely on the year of construction. Based on discussions
with Planning Department staff, it is likely that the Historic Preservation Board (HPB) could consider
re-classifying the building to 'contributing'. Regardless of the classification of either structure, Historic
Preservation Board approval is required for any demolition (full or partial), as well as any significant
Page 399 of 1633
alteration. A minimum of 5 affirmative votes from the 7 member board is required to approve any
demolition request.
The Administration discussed with the property owner, entering into an agreement, authorizing the
City to pursue a preliminary evaluation of the 1234 property with HPB, with a City option to purchase
both properties, at a pre-determined price. The property owner has stated a willingness to consider
the sale of the 1260 property exclusively only in the event that the HPB findings do not permit the
1234 building to be demolished. In that case the property owner has requested that the City provide
a parking allowance for the 1234 building tenants within the development of the 1260 property. If the
City decides to sell the commercial portion of either property, the property owner also requested the
Right of First Refusal. The agreement could also be structured with a commercial "sell back"
provision of the commercial space at the outset. An economic agreement with the property owner
would be established before the City proceeded with the HPB application.
As an alternative option, the City could convert the 1234 property to workforce housing with or
without ground floor commercial space, and develop the 1260 site with parking, ground floor
commercial space and/or workforce housing.
The combined sites, as well as the properties to the north, east and south are zoned CD-2
(Commercial Medium Intensity District) and to the immediate west the zoning district is designated
RO (Residential Office). The Planning Department recommends that a height limit of 55'works best,
particularly given the close proximity of very low scale, historic residential buildings to the immediate
west (across Drexel Avenue). Ideally, a step back along the west side of the building, from Drexel
Avenue, should be explored. Active uses are required at the first floor facing Washington Avenue and
13th Street. The Planning Department also recommends, the existing building at 1234 Washington
Avenue should be retained, preserved and restored. However, depending what historic research
uncovers, the façade of 1260 Washington Avenue may be able to be modified.
Existing Leases
The property owner has advised the City that there are existing commercial leases for both buildings.
The City's agreement would need to be subject to the owner's termination of existing leases, as past
experience with condemnation on the part of the City has resulted in the City paying increased
values for property.
The possible exception would be in the event that the City decided to retain the 1234 property for
workforce housing with ground floor commercial space. The City could decide to maintain existing
leases until they expire. Additional due diligence would be required on the existing leases, prior to
deciding on this option.
Capital Costs and Operating Proformas
The attached tables (Exhibit I and II) reflect the comparisons of various scenarios for the combined
sites, 1234 and 1260. Exhibit I presents two alternatives, A and B, addressing different layout options
for the combined sites. Alternative A presents six scenarios assuming that the building at the 1234
property is maintained along with only the façade of the building at the 1260 property. Alternative B
presents four scenarios assuming that the building at the 1234 property is demolished and only the
façade of the 1260 building is maintained. Exhibit II also addresses the options presented in Exhibit I,
but also accounts for the estimated commercial sell back credit of each of the presented scenarios.
These tables analyze preliminary conceptual design options that best utilize the site. The alternatives
address the proposed height of the structures, the property value, the estimated gross areas for
parking, commercial and housing and the associated estimated costs. In addition, these tables
Page 400 of 1633
account for a preliminary estimate of total number of net parking gains and anticipated cost per net
space. Furthermore, Exhibit II also accounts for commercial sell back. The average cost per square
foot (PS F) for commercial sell back was derived from information provided by two local appraisers,
whom advised that the commercial sell back for properties along Washington Avenue, range from
$800 - $1,000 PSF. It was determined that an average of $900 PSF would be suitable for the
development of this conceptual analysis.
The proforma analysis (Exhibit III and Exhibit IV) was prepared based on certain parking operational
assumptions and projections. Exhibit III addresses the proforma analysis for the options presented in
alternative A, inclusive of the estimated commercial sell back credit, and Exhibit IV addresses the
options presented in alternative B. The calculations presented model anticipated results of
transactions executed at market rates and rates authorized by current City of Miami Beach parking
ordinance. The operational expenses presented are solely a representation of parking operational
expenses for this pro-forma exhibit.
It should be noted that the estimated cost of the workforce housing options range between $3.7
million and $16.9 million, depending on the option selected.
At its meeting on September 8, 2017, the FCWPC recommended moving forward with option A4.
The committee chose A4 in order to maximize housing, while maintaining a first floor commercial
component. The Committee chose option A5 as a secondary alternative. This option provides more
parking spaces but less workforce housing. The committee was not interested in any of the options
where 1234 would be demolished.
CONCLUSION
The Administration recommends that the City Commission approve the Resolution.
Legislative Tracking
Capital Improvement Projects
ATTACHMENTS:
Description
o Resolution
o Exhibit I Washington Avenue Parking and Workforce Housing Alternatives
o Exhibit II Washington Ave Parking and Workforce Housing Options.Sell Back
o Exhibit III Washington Ave ProForma
o Exhibit IV Washington Ave ProForma
Page 401 of 1633
s
N
ru
3rp
No
nm0N
Ory
rA
.0N2
1OxW N N N NW N CN m "N N O ¢ w m a? wij ti ma N ,, m m'n on m 'am ryv n au, ,. ! !'' ''g
¢ Or u 'rn o N N N o 0 NnO ¢ O H
-
00
a u Z5C V L,' O Y 1 iOin N o ¢ rZ r 03 N W mvi 00tr o ° NYjzwV mn w 'nwN nNi ZO ^ - Z ¢ 203u ¢ ryu vN - p o ,V 0 8 r 200 OwO W a o03az—a 0 pO O . V0 w ryp "' � LL m 9 aO o0 0 0 9 x r¢ NNN Nr Z Oh pop W o0 vm oom a2 Nm Vo m; 8 o o nN3 � mo . - NN N oOx a � o N N N NN z o OO 8 8 o or
o2 NN 8 2 g m co, o m Uo , o oW oo aO p pu ,- 9 w.7 ocO > Nz p Oo 0 o' ru '^ N .n N N- O N p0 8 m a a ooh OVQ U r p m mNo H O O Z t9r Ou m O 0 0o - oW V 'n 8 ai o 4 n oO Oo. °pcQ • O o Oo mo m 8 �; N N„n N vpC 'O o :n '. m n om ooN 0 NZ r m 0> m '^ NN . vnoN "fq0 O ti Nj • N T c
t-i
ce
‘2 a
c.
z
8
rri
ti
re
o
m m E c= O a OL. E E co -o E , ooLL ti c E ° aun u2U m E to OE 0c° m E . o a u a '�z c E c . o ' :,CE a' w -
o re
ro
`4 H T3
OO 22° EEPE , N E oom0 o= o',. 8
u o 2, oE a 2rc' o -,B . 2 . .0 mPt 0 :0o ` T aV 2 nu 2 dm o o o -
oro . roo 2O 2 a a o o a o O rymu % m EEro a =G e Es C ENELL O Q” ro , % cE ccp cEmE, i w oO O
CD
hoc m. c 0cENY E U1WN C 'n 'nom ^ m gQ i m EoY x x u ., xN 8 ,-. 0 ","2 ...i.. c' °, m COF o .,a ,74¢ u ro UN22 2N o2 8 o m W ry l''' `.—
;21
SZ w ., °`o c�SvS ` 0 3Y3 x c3 :'„• 0 A 0 Y`
.r.
3n
0 o o ooom oN " ry. w OF 0 0 00
3.
Y
ce
lii
z
.,:;!1-
a 0 N w '" ry § ww oo o o _ .VEFd m °, " ., „, ow .. o o o = n O O N:oo 0 $ ud0N N +rY N coo 8 0 0 0 O .. °W 0 0 0 O N. m '^ .0 0-
> o O0 ..
r Nu 0 xK O N N Nn S 0
2 � n O
'OL'''. N u, E n 'n n • r~ LaVr mm EZ x _
co
toe
u u7O 33 _ ono 9 -mh3 V c " _ ` ' 9 3 cd c0 E a' , ,
E rt °G 1 ,03 EEE cE z 3 °u Y x ° o ` °` ` u xE vO uOux o o � aN m 1 2 a V ° EOEVw ` UN Yo y0 FC uO Wx u E E < . E .
Yo a p u O Oc 3a 2asae C E w E3 7 oLLU3a ` 01- ° ° F 2. '0" `.1i▪ `a 3ocl5 ,2 t- WS n�? 03 OLL 2O o ONm H > OY oC?$ ? o 2'.. - ':2'”
> m a d c LauG n m adl7 nNWO7 6 Qd � °
° c6 y d d 0O3 H d - a d 6 L d oNO R? NnE ywaF, -,,I, rd 9 ., N 6 m v :2!
=cm !:`''',,,,,,„
—oo ro o -
ed•I 3> - nNH .Nnil
z
<
I
m m m a ¢ Oa a _iO -+ a m_ EmCv- 'ObS oa2x ,.mNu0 .' mo hO ' NNnOM do m00Oto N - -
cM C w 0
I
m v nhNOc uNUUU0eACGy, no p W 0 ro m oN A C
a 2E ,L,Q -o w
•
no
Z H N M O vl
N
W
x
wo w x m Y
ci
oLL O
Z ,-,..*- g
- z 0 a=a m
- 01 5. C a u vwi .n v. Co v.
a a u a S
W
? i2 ox . a
Ois Oi0i
m
0 0
j V 0 2 E z u o
a
g '1; ',7, ''''''
n i
88
V 68
x O Z N 2 i .`moi .. .. m ti . ' p 3 a Z a 9 m n 9
Q Z
Z n z co N
Z.
16 ,4- `,_k; 58 0 0 5 o 0 o O o0 0 0 o O Q 00 0 0
0 0 0 0 0 0 o a 2 ,5z °m o ro
O
jV..' o mo m F 0 o
S am 0 3
'a "O m Z N N N N O w o ti
Rg p O — an .n .n an .n '^ .n a '" +n +n H+n N
8 < 3
z c Z go
O n_ 0 0 O o0 O n 0 00 0 0
W 0 ,„ o « o m o o 8 m o 0 o GF o o 8
a o gl
H17. ou S o o ``-• o ao c - 9 o m m 3
W
I- o 0 0 0 0 0 0 0 0 0 0
J o o, 0 0 0 0 0 m o
Q x m 0 o = o
Ur O m m O o 0
Z 2 .ai. ,� ,� ,� an N .n an ,rqi� ti ,� w
_ — O — 0
u
O Y ¢ 2
= U _ _ - T. ',71 _ _ _
U m m ` m ° m m u m u m V l7 0 m
CC m E 8 9E E N - 2E
5 9E E F E w m E m E ° m E m
J x o E E E E E ;x E E
0 ..!
'o ° x° a o z o ,i' ,-,9 ,L6-82. 2 ,1 y
LL W x a � x° x d x° a� A\ i
Q' J a a a 0 a O o .. o a UO a a 0 _
.-
0 Q a K \ -
U a
ace o 'L'' '' m E m m on E E E o E E E
ZW z 'J E 0 - `, E 9 - '' a' - _ L' E 0 m EE 0 ` EE e m E ' ELL x 00 o 2".° x
Q o 2 LL .. x LL „ a x x `a° o x LL .. x 2 u a x EE u ,y o. LL t9 LL ^ ° '^ N '^ LL v+
C7 E 0 in N u x LL ,n L. N O 0101999010, 0
z0
0 0 COo 0 0 0 0 ° 0 0 0 0 0 0 0 0 a o N o a 0 '
o o w o 2 0 o^,
M = CO ., m „ 0 m 9 CO 4 „ 0 ., .. N ., N ry m o
Q I- m ., w
a 3 0 0 v co
W a m 0 0 0 0 o a-, , 0 0 0 a' CO
Z w m 0o a 9 .9
o Co m a o 0
W w ti 74. 01N.
m w w
Q 000. , w ti , v. .n Ou = v. .n .n ,, 0
3Lo
O w0 0 00 0 0 § § o 0 §
0 § 0 0 0
0 = W o o a t 0 0 0 0 'a)
0 o O = 0 0
Z_ z g 0 Co Co u ¢ o o - a)
2 i ' .n .n .n .n .n .n a ' .n .n .n .n - CO
m
o lx7 i-= .nr.
r, u ls7 ri v, °p
L,- Ln
t- a a ...
E
3 3 77-° ° 3 , 3 3 " 0 E
o f .,,,,--,7
E .o .o E 3 9 E & E E _ _ 7, c '' -
x Eo 2 '8 x 28g i E o E E N Y x° 9
F u ° i u° , s LL u 1 u° c u v Z a a ° a 2,
z m m
p x o q L°
5O 3 - 0 0 0 3 0 ' E O 3 3 3 y o
� � ° w $ o c A Y y _ ,_ w �
CO N 3 3 3 . 3 0 0 3 n 0 F3' 2 3° N
> g = ;-6 '07,3 = o 0 0 0 - vi E E 3 ii ti _' ',xo o ° O � - -
m o `Fri,
o ,n o m N o o o 3 o v
.`�i a w a w a` .�. o x n` a` a c c F N e
O N O ~ El
._ a O O _,L j,m O O
H w H U' ~ 3 R H H 00
V' 6 O g t ° a -
vw z Z `o L` o E E
a n a a a a ¢ ¢ a m m m m0 3 0 0
o LT. °t v
E E
0
-, 0 ,?., x v
ti a 0 8 ,y d u il ! i 't
cg. °
v
d N
NCYo - N60om - 1-7,—.-
0 0
=
Nryd NC El LLrt
v 3 - u m 1,—P—.2 °21°,
a n3o m E
aaiw a D w - c c c o E
Q m, °I u° v u° t� u°
z .4 ri ,+i a .n w
.▪ moa _▪ '03 mr'o3 4 71-""'`5`i
Na "''? ,,7, 22'O —
- lr'J " U' - N 1-
" .. ' x C E t7 N ,r)-_,.?,
-« x « l7
a a E ., °' E a `w E d E -
O U W O U `e ` p U O U s N
�. r s r s r
v 3 `oo a v o '>`o f oo a -
_ -+ -+ .. .. .A w w d
X U _ — DO
LU o
0 0
p � O
p _ 47'-''''g "i.O
0 N M
3a 3 0\ao
,-
„n, 2 - 0. ,3 S ox _. _
'-.2,r8 «72 .52 „ a r «Aoa
ax o _. ax o
io f 'r° a n o f 'r° o
a n W a a o fg
V u o V
i
.. .. w w w '{ N w w w
_
m . 'o mN� N-v
' t'_: 4C5 `v o 'o
,„ .6..2 . E0 , 20 °7-u E o. a o x « E n x
n u o ,� ?a r `u p m
711281 '-2
6 0 : y a a o 1 o y
o -- .-16- <% °E,_- ,2 ‘,5
N 3 3 LL 3 3
8 . 0 .5 B o p °'�
o o o H o m04 --n -N,
o
3▪ -2 ° '62,o NO �- 3 O5u o 'o
O - x o p y LLO x
Q ` Y LL 8 a r : LW
z. o 4°. YEg21
'P,:-1 ' , 3' a ; 0 ^
0
0 Na x aox Nxa
Zu 0w ww w w w - x
w w w
11
(3.5
1 ' _C 0
Wf Km r m� 3 - - N� - - m63 N -:,-, `.,',v,,' ' N
mQ3 u - o x � E 6 `° e N = o' E �
<wZ a ` ” E c oN a i " a E c
*o a w a ° 2 ,9 -, e ° o u°
wOZZF .'i o p o 0- ..s ap o d
-rcz O1 - �' N 0 3 , o
u a a c 0 w 0 w 0 w w w w w
w�-
o
z
>a
Qw _ _
> co
• O EE HE 11 ii ol
81 Os Elk 0 Ni -N 0Nro .- N
—Z LLg. NNM V -: '-', ,°_ i ,-
4-
i'
3< a-r 0 - 23
Sr (.? 7, 8 O
a > E0 t.9
i" :“
O
did w E
N 2 6 u w w N FM8a)
Va)
w w w w w w T 9 A 2 ow w w
cu
UUC WUQ0 Cm L
U Jn
¢W W d wg 0
0(
. y
U ll 0� m
LL R K 2 O K
h y
2 = U�zo
Iin (4 E rc 23
8 4 2 W z R =
K K
F p z LL
Pi
Z ti LL O
au�i zo - w � _
m o.n W
w
N� - N W U _
w F Z W 1Iz; h¢ 3 fga'
o 0) O W 4 4 W w
a ,t~ ill 3 g sz u cwi W z "o`
y o 5 o O w 2 ¢N < w o z r i u ` E w 9
Ox > N U D Z w N F Q FQ a o 0
Z o o U K w C W Z Z W a a 'VI
K N N _�W m
X W N N
Z Z J J . K Q W ° NZO Oa 3,,q'
W aF O O o o'er o N
O 9 9 x x Ow ~z w w x K K E w W O F I- n rn_° `
m tt O O w O c,',2 O w a w¢O p LL O ,E28 C C o d .a n
r r ER o: 3 F �F3 rn.nr pa Oa F a a FC.i`i ao
b
N
CO
-C - oa Na rnm oo M m a m I"o co co,-NNT ''vroa •-o a H N N
X U ~ 2' a 1` A H o N co N a c-a CO N N _o
O '� V O N M O N o u p os a c()N a co r a co m O W
WN 3 N t0 O 3 3 m N N N ap U
�
m o N (o m u x
v o
m 0 w n N m 0 w -,---
O l7 •p N O O v1
> > N
C yO O Y
O 0 ro o
a o a o
� 3LL w a � 3LL e» w w w w
a a o a m a com o mo ho m CO
0u H u o M (mN n on I-- u o c°' n o'n I.-CO CO m N
C 0 O N M call tr'J N ✓� C 0 O m n N CO m a N CCriO CO N CO
N
_ Y 00= S 4) Y 00=
m0 m O C
,
m o N ° m o ,
` 0 N ` °
o N
C
00 O C 00 O
C O O O
a w w a «» w w)
CA _ uO r 0
- rym vNO N 0mNram amm 18
Nm W
N N
z �� `4'novl 2 3
On iii Ol _ an a m ,m N R( a M a N N N
a w E N M a8 EP N aMO 2
OV - N N
O O 0 = o 7 =
Z (j, N U m VI N N U 'L3 N
N (0 m O C ^ M 0] 0
C V 0 i in ` O Y Li,
O._ - (0 In
o 0
=zOLLoO (9 a w (9 w t» w w
m1.-
O W 00 O.5
a 3
a w z e
0Q' o ao m o n m o m (Oa CO 0, m0 CO to to
a(7(7 `0 0 m� o o N M o 3 0 Nmin cn in rrn 'o
o a .''.3�oln o.o(. m N
O Z Z p O 16. i O I� M N O N N O O O)I�N N 0) a A Ol
f K O .� u l7 = N N N cp ""N "" u C7 = N m N A N
O a.cf.- m o E �1 N N m Lo
c E .m L
W o o E If Y O E Y
Z0 U a w w U a w w w w w
2 F;', W W CO
CO
Zp p. U Q p Q j a o m CO
I-Z W o Z W W n ¢ n'n )( o H c-
z Z ii LU o ¢ U LLl o 0 o W `� m LL a 4-
y J S '7 w w Q ro i C-7 c 0
3 Q w w z w LEiO
75 E 71-
LL o_ Wn `-g° hO
II N
O T O
C U ? CD
=,‘.0 L Z W W _ a-
mas O -' L ' m
69 1T, EW W
~ al k K OF 'm N y
V O F w (0 0) N
d vi w o m W °'m m
W m'Jix O w m 00 U m a
2 H N CL Z H Z CO O m
W m'0O LL W J
W Q N L? 0 a J C N
N
a (n W co " O
x x o .,-z,
a s
Q o o E o 0o g.m U w d
N N N E N at_. N
7 j Ox K F W O O m
O' - Cf a 0 = 0
CO o .0 o_ m a Ul 0 c 5
m 7::';',g
o. o L1.1
U W J ..7-2
g(0 a
U v x U Z N• a Q m
(� O- m m n K Z Z m N z y y p
F s g W w
• Z w m m
y A a 0(n o <0 O ~ a a I--
LS
O. °'° °'
O ~~ o o 6 Tg 11 Z Z ~ U Q W• W C N I-a
Q °o m (n U 2 0 0 W m E
N 6-e. o o a = W O 1-w Q 0 a9 Z I- z F" La O
g.' O= W y U° W K W N H Q F Q v
Z 0 U re LL0 J w Z Z W o Q (0 00 N U
p w w -I J • O H z a w a 2 T.
O OJ 0l ¢":,g,' N
G (7)(7) F-F J N J J a KCLQ J 2wJ d'W J f' N
Z Q Q Z Z h a' (J F J~>Z F- O LL F- 2 O 1-- O O « m x
ro r F-' OO w O Q O O Pw0w00 iLLO tea' O K a' <00U
�� n 3mm� nO oa , a a zaaio
N a CO 1�CO m m
CO N
O N Nm O O A
o O
OOO 0 0 0 0 0 0
O O O O 0 O
O O O O0
0 O O O 0 0