HomeMy WebLinkAbout2005-25875 Reso
2'005-25875
RESOLUTION NO:
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, APPROVING THE PRELIMINARY PLANS
AND SPECIFICATIONS SUBMITTED BY THE MIAMI BEACH JEWISH
COMMUNITY CENTER, INC. (JCC) ON FEBRUARY 8, 2005, AS
RECOMMENDED BY THE NEIGHBORHOOD/COMMUNITY AFFAIRS
COMMITTEE ON MARCH 29, 2005, ALTHOUGH MATERIALLY
INCONSISTENT WITH THE ORIGINAL CONCEPT PLAN CONTAINED IN
THE AMENDED AND RESTATED/CONSOLIDATED LEASE AGREEMENT
BY AND BETWEEN THE CITY OF MIAMI BEACH AND THE JCC FOR THE
CITY-OWNED PROPERTY LOCATED AT 4221-29 PINE TREE DRIVE,
MIAMI BEACH, FLORIDA; FURTHER AUTHORIZING THE CITY MANAGER
TO EXECUTE ANY AND ALL PROPRIETARY DOCUMENTATION, ON
BEHALF OF THE CITY, RELATED TO THE JCC'S APPLICATION TO THE
CITY'S DESIGN REVIEW BOARD, AS MAY BE REQUIRED
WHEREAS, on June 3, 1981 the City first leased to the Jewish Community Centers
of South Florida, Inc., the City property located at 4221 Pine Tree Drive, also known as lots
5, 6 and 7 of Flamingo Bay Subdivision, as recorded in Plat Book 6 at Page 101 of the
public records of Miami-Dade County, Florida. (Resolution 81-16678); and
WHERAS, the lease was amended and extended on three occasions, such that the
lease term extended through to October 31,2015, with two additional ten-year options, and
was assigned to Miami Beach Jewish Community Center, Inc., a not-for-profit corporation
(Resolutions 84-17863, 85-18280, and 88-19226); and
WHEREAS, on July 12, 2000, the Mayor and City Commission adopted Resolution
No. 2000-23994 approving an Amended and Restated/Consolidated Lease Agreement,
subject to referendum (subsequently approved by voters at a November 7, 2000, Special
Election), which included a 99 year extension of the term to 2099, and modified the
provisions related to the design and construction of improvements on the Property,
including deadlines for submissions of plans to the City for its proprietary review, as well as
Design Review Board (DRB) review; and
WHEREAS, on October 13, 2003, the Mayor and City Commission adopted
Resolution No. 2003-25363, approving a First Amendment to the Amended and
Restated/Consolidated Lease Agreement, extending the previously existing deadline for
submission to the DRB, from November 8,2003 to November 8,2004, in order to allow the
JCC sufficient time to secure the necessary financial backing to ensure that the proffered
plan may be fully developed; and
WHEREAS, on October 13, 2004, the Mayor and City Commission adopted
Resolution 2004-25720 approving a Second Amendment to the Amended and
Restated/Consolidated Lease Agreement, extending the time periods for the JCC to apply
to the City's Design Review Board, submit plans for the City's proprietary review of the
design of the proposed improvements to the property, to obtain building permits and to
complete construction of the proposed improvements, and amending other provisions of
the agreement as appropriate under the circumstances; and
WHEREAS, on February 8, 2005, the JCC submitted to the City, a new set of
Preliminary Plans and Specifications for the City's proprietary review, and it was concluded
that said Preliminary Plans and Specifications are materially inconsistent with the original
Concept Plan, and as such, and in accordance with the provisions of the Lease
Agreement, same are being forwarded to the Mayor and City Commission for discussion;
and
WHEREAS, the Preliminary Plans and Specifications, as submitted, reflect a
reduction in the amount of open space which would remain available for outdoor ''field
sport" activities and unobstructed recreational open space, and the possible impact to the
immediately adjacent single family residential district directly to the north of the Property;
and
WHEREAS, on March 16, 2005, the Administration recommended that Mayor and
City Commission affirm the City Manager's finding that the newly submitted Preliminary
Plans and Specifications are inconsistent with the originally submitted Concept Plan, and
that the matter be referred to the Neighborhood/Community Affairs Committee for review
and discussion of the proposed changes; and
WHEREAS, the Mayor and City Commission referred the matter to the
Neighborhood/Community Affairs Committee which reviewed and discussed the
Preliminary Plans and Specifications, as presented by the JCC, at their March 29, 2005
meeting, and after review and discussion moved to approve the item and send it back to
the Mayor and City Commission for discussion, and requested that the JCC evaluate and
provide a cost estimate for an alternative underground parking scenario, so as to preserve
and/or maximize the amount of recreational open space on the Property.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, that pursuant to the recommendation of
the Neighborhood/Community Affairs Committee on March 29, 2005, the Preliminary Plans
and Specifications submitted by the Miami Beach Jewish Community Center, Inc. (JCC)
on February 8, 2005, although materially inconsistent with the original Concept Plan
contained in the Amended and Restated/Consolidated Lease Agreement by and between
the City of Miami Beach and the JCC for City-owned Property located at 4221-29 Pine Tree
Drive, Miami Beach, Florida, be approved; and that the City Manager be authorized to
execute any and all proprietary documentation, on behalf of the City, related to the JCC's
application to the City's Design Review Board, as may be required.
J~\MAi~ r t4CIvA
CITY CLERK
Robert E. Parcher
APPROVED AS TO
FORM & LANGUAGE
& FOR EXECUTION
MAYOR
David Dermer
PASSED AND ADOPTED THIS 20th
Attest:
M~
CITY ATTORNEY
J}/-
"1-}3"()~
DATE
F:\DDHP\$ALL \ASSET\4221 PINE\JCC4221 PRELlMINARYPLANSAPPROV ALRES. DOC
CITY OF MIAMI BEACH
COMMISSION'ITEM SUMMARY
m
Condensed Title:
Resolution approving the Preliminary Plans And Specifications submitted by the JCC on February 8, 2005, as
recommended by the Neighborhood/Community Affairs Committee, although materially inconsistent with the
original Concept Plan contained in the Amended And Restated/Consolidated Lease Agreement by and
between the City and the JCC for the City-owned property located At 4221-29 Pine Tree Drive; further
authorizing the City Manager to execute all proprietary documentation related to the JCC's application to the
Ci 's Desi n Review Board, as re uired.
Issue:
Should the Mayor and City Commission adopt the Resolution, in accordance with the
Neighborhood/Community Affairs Committee's recommendation?
Item Summary/Recommendation:
On June 3, 1981 the City first leased to the JCC the property at 4221 Pine Tree Drive. The Lease was
subsequently amended on several occasions, the last of which was on October 13, 2004, whereby the Mayor
and City Commission approved a 2nd Amendment to the Amended and Restated/Consolidated Lease
Agreement. The term of the Lease, as extended runs through 2099 and provides that the JCC invest in
major capital improvements on the Premises, and provides that the JCC submit Plans for same to the City
for its proprietary review and make application to the City's Design Review Board (DRB), The JCC newly
submitted Preliminary Plans and Specifications (Plans) on February 8,2005, for the City's proprietary review.
The Lease provides that in the event the City Manager finds that said Plans are materially inconsistent with
the original Concept Plan provided in the Lease, then in that event the City Manager shall forward same to
the Mayor and City Commission for discussion, The Plans reflect a reduction in the space available for "field
sports", open recreation space and have been found to be materially inconsistent with the original Concept
Plan, and as such the matter should be referred to the Neighborhood/Community Affairs Committee, On
March 16,2005, the Administration recommended that the Mayor and City Commission adopt the Resolution
affirming the City Manager's finding and refer the item. The item was referred. On March 29, 2005, the JCC
presented its Preliminary Plans and Specifications to the Committee, at which time the Administration shared
its concerns that the Plans, as currently proposed, reflected a reduction of recreational open space when
compared to the originally approved Concept Plan, and further expressed concern of the possible impact to
the residential neighborhood to the north of the Property, The Committee moved to approve the item and
send it back to the Mayor and City Commission for discussion, and requested that the JCC evaluate and
provide a cost estimate for an alternative underground parking scenario, so as to preserve and/or maximize
the amount of recreational open space on the Property.
If the Mayor and City Commission adopt the attached Resolution accepting the Neighborhood/Community
Affairs Committee recommendation to approve the Preliminary Plans and Specifications, authorize the City
Manager to execute any and all proprietary documentation, related to the JCC's application to the City's
Desian Review Board, as may be required,
Advisory Board Recommendation:
IN/A
Financial Information:
Source of
Funds:
D
Finance Dept.
City Clerk's Office Legislative Tracking:
I Jose Damien
Si n-Offs:
F:\DDHP\$ALL \ASSET\4221 PI NE\JCC4221 PreliminaryPlansApprovalSUM .doc
AGENDA ITEM ~l K
DATE~-2o-0~
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
www.miamibeachfl.us
CITY OF MIAMI BEACH
To:
From:
COMMISSION MEMORANDUM
Mayor David Dermer and
Members of the City Commission
Jorge M. Gonzalez ~
City Manager ~ 'L-
Date: April 20, 2005
A RESOLUTION OF THE MAYOR AND CI COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, APPROVING THE PRELIMINARY PLANS
AND SPECIFICATIONS SUBMITTED BY THE MIAMI BEACH JEWISH
COMMUNITY CENTER, INC. (JCC) ON FEBRUARY 8, 2005, AS
RECOMMENDED BY THE NEIGHBORHOOD/COMMUNITY AFFAIRS
COMMITTEE ON MARCH 29, 2005, ALTHOUGH MATERIALLY
INCONSISTENT WITH THE ORIGINAL CONCEPT PLAN CONTAINED IN
THE AMENDED AND RESTATED/CONSOLlDATED LEASE AGREEMENT
BY AND BETWEEN THE CITY OF MIAMI BEACH AND THE JCC FOR
THE CITY-OWNED PROPERTY LOCATED AT 4221-29 PINE TREE
DRIVE, MIAMI BEACH, FLORIDA; FURTHER AUTHORIZING THE CITY
MANAGER TO EXECUTE ANY AND ALL PROPRIETARY
DOCUMENTATION, ON BEHALF OF THE CITY, RELATED TO THE
JCC'S APPLICATION TO THE CITY'S DESIGN REVIEW BOARD, AS
MAY BE REQUIRED
RECOMMENDATION:
Subject:
Consider the recommendation of the Neighborhood/Community affairs Committee.
ANALYSIS:
Oriqinal Lease: On June 3, 1981 the City first leased to the Jewish Community Centers
of South Florida, Inc., City property at 4221 Pine Tree Drive, also known as lots 5, 6 and 7
of Flamingo Bay Subdivision, as recorded in Plat Book 6 at Page 101 ofthe public records
of Miami-Dade County, Florida. (Resolution 81-16678).
Lease. as Amended and Extended The lease was amended and extended on three
occasions, such that the lease term extended through to October 31, 2015, with two
additional ten-year options, and was assigned to Miami Beach Jewish Community Center,
Inc., a not-for-profit corporation (Resolutions 84-17863, 85-18280, and 88-19226).
Amended and Restated/Consolidated Lease: On July 12, 2000, the Mayor and City
Commission adopted Resolution No. 2000-23994 approving an Amended and
Restated/Consolidated Lease Agreement, subject to referendum (subsequently approved
by voters at a November 7,2000, Special Election), which incorporated the following:
1. Term was extended for 99 years, to 2099.
2. Permitted uses would include recreational, cultural, educational, social service and
minor and incidental religious uses.
3. Provided for payment of fair market value and appraisal methodology for the area to
be used for religious services and use fees for expanded religious uses limited to a
maximum of 10 holidays per year.
4, Set forth construction parameters, specifically addressing review requirements
(including Design Review Board review and approval), construction commencement
and completion deadlines, and required a minimum initial investment of $2 million in
improvements forwhich a building permit must be issued within five (5) years from the
commencement of the Lease, subject to reasonable extensions.
5. Construction which was previously restricted to two (2) lots would be permitted on all
three (3) lots, in accordance with the concept plan.
6. In the event the required referendum failed, the lease would revert to the previously
existing lease term.
7. JCC agreed to indemnify, defend and hold the City harmless in the event of challenges
to the lease and referendum.
8. By separate agreement, the JCC agreed to hold harmless, indemnify and defend the
City from challenges related to the Lease and referendum, from the time of the
adoption of the subject resolutions, and reimburse the City for all costs associated with
the referendum.
The referendum appeared on the November 7, 2000, ballot, and was approved by the
respective voters.
First Amendment to the Amended and Restated/Consolidated Lease: In accordance with
Section 15.5 ofthe Lease Agreement (see item 4 above), the JCC was required to present
the City with Preliminary Plans and Specifications (Plans), and make application to the
City's Design Review Board (DRB) for approval of same, no later than November 8, 2003,
In a letter dated October 3,2003, attorney Jeffrey Bercow, on behalf ofthe JCC, cited that
after meeting with the City Commission's Neighborhood Committee, the JCC leadership
opted to withhold submittal of the Plans to the DRB in order to ensure that they would
have the financial resources to deliver the improvements depicted by said Plans and
respective specifications. The letter also reflected that the JCC had since met with
potential donors and begun the fund raising process, but would like to be confident that the
development plan it presents the City is financially feasible, and as such sought additional
time to present the City with the "Preliminary Plans and Specifications" and apply for DRB
approval as required under the Lease.
To that end, the JCC formally requested that the City consider amending the Lease
Agreement by modifying Section 15.5 thereof by extending, by a one (1) year period, the
date by which the JCC must apply for DRB approval. On October 13, 2003, the Mayor
and City Commission adopted Resolution No. 2003-25363, extending the previously
existing deadline for submission to the DRB, from November 8, 2003 to November 8,
2004, in order to allow the JCC sufficient time to secure the necessary financial backing to
ensure that the proffered plan may be fully developed. Said Resolution also served to
amend and clarify that section of the Lease that defines the "Commencement Date",
which had not been previously filled-in in the Agreement, establishing the Commencement
Date as November 8,2000 (the day after the referendum that approved the Lease).
Proposed Second Amendment to the Amended and Restated/Consolidated Lease:
In September 2004, the JCC met with the City Administration on two separate occasions,
once with Planning Department staff to review the most recently submitted Preliminary
Plans from a regulatory perspective, and the second time with the Administration to review
same from a proprietary perspective. The Plans, as submitted, were deemed to be
inconsistent with the Concept Plan, by the Administration, Planning Department staff
made preliminary recommendations to the JCC, with regard to the siting of certain building
components, which would be in keeping with the intent of the original Concept Plan, by
allowing for a more defined view corridor from Pine Tree Drive, east, towards the Indian
Creek Waterway. The City and JCC agreed to continue working towards a mutually
acceptable set of Preliminary Plans and Specifications, in accordance with the Planning
Department's preliminary recommendations.
In light of a then pending deadline of November 8, 2004, requiring the JCC to submit
Preliminary Plans and Specifications to the DRB, and in order to address the Plan's
inconsistencies with the original Concept Plan, the JCC requested to extend several
currently existing deadlines included in the following sections of the First Amendment to
the Amended and Restated/Consolidated Lease:
Para Item Description Original As Amended Currently
Previouslv
15.4 City Proprietary Review (Preliminary Plans) Nov 8, 2003 Nov 8,2004 Feb 8, 2005
15.5 DRB submittal (Preliminary Plans) Nov 8, 2003 Nov 8,2004 May 6, 2005
15.7 City Proprietary Review (Construction Plans) Nov 8, 2005 Nov 8, 2005 12 months
from DRB
aooroval
15.8 Obtain Building Permits Nov 8, 2005 Nov 8, 2005 Nov 8, 2006
15,11 Construction Commencement Nov 8, 2005 Nov 8, 2005 Jan 7, 2007
15.12 Construction Completion Nov 8, 2007 Nov 8, 2007 Nov 8, 2008
Additionally, and in furtherance to the City's and JCC's mutual goal to ensure that the
timely processing and completion of the proposed project is diligently pursued, the JCC
agreed to provide the City, along with the Preliminary Plans and Specifications, a funding
plan reflecting that the JCC will have sufficient funds to timely commence and complete
construction, and prior to commencement of construction shall submit evidence
satisfactory to the City Manager that said funding and/or construction financing
commitments are in place, as same is reflected in Paragraphs 15.4 and 15.8, respectively.
On October 13, 2004, the Mayor and City Commission adopted Resolution 2004-25720
approving a Second Amendment to the Amended and Restated/Consolidated Lease
Agreement, between the City and the JCC, to extend the time periods for the JCC to apply
to the City's Design Review Board, submit plans for the design of the proposed
improvements to the property, to obtain building permits and to complete construction of
the proposed improvements (as provided in the above proposed schedule), and amending
other provisions of the agreement as are appropriate under the circumstances.
On February 8, 2005, the JCC submitted to the City Manager, a new set of Preliminary
Plans for the City's proprietary review, The Administration has concluded that said Plans
are materially inconsistent with the original Concept Plan, and as such, and in accordance
with the provisions of the Lease Agreement, the City Manager is required to forward same
to the Mayor and City Commission for discussion,
The Plans, as submitted, reflect an increase in the total area encumbered by physical
improvements, and there is some concern as to the amount of open space which would
remain available for outdoor "field sport" activities and unobstructed recreational open
space, and the possible impact to the immediately adjacent single family residential district
directly to the north of the Property.
On March 16,2005, the Administration recommended to the Mayor and City Commission,
that the City Manager's finding that the newly submitted Preliminary Plans and
Specifications were inconsistent with the originally submitted Concept Plan, be affirmed,
and that the matter be referred to the Neighborhood/Community Affairs Committee for
review and discussion of the proposed changes. The Mayor and City Commission
referred the matter to the Neighborhood/Community Affairs Committee.
On March 29, 2005, the JCC presented its Preliminary Plans and Specifications to the
Neighborhood/Community Affairs Committee. The Administration shared its concerns
with the Committee, that the Plans, as currently proposed, reflected a reduction of
recreational open space when compared to the originally approved Concept Plan,
especially in light of overall deficiencies in large active recreational open space areas
available in the City. At the current time, an opportunity exists to maintain significant
active recreational open space areas, which will be diminished if the pending Plan is
approved as presented by the JCC. Further exploration of development options, such as
relocating certain components of the Plan to another part of the property, or an altemative
underground parking scenario, may provide better open-space opportunities in the area.
The Administration further expressed concern of the possible impact to the residential
neighborhood to the north of the Property, due to the proximity of certain proposed
improvements and overall scale of the project. The Committee, after review and
discussion, moved to approve the item and send it back to the Mayor and City
Commission for discussion, and requested that the JCC evaluate and provide, at the April
20, 2005 Commission meeting, a cost estimate for an alternative underground parking
scenario so as to preserve and/or maximize the amount of recreational open space on the
Property.
If the Mayor and City Commission adopt the attached Resolution accepting the
Neighborhood/Community Affairs Committee recommendation to approve the Preliminary
Plans and Specifications submitted by the Miami Beach Jewish Community Center, Inc.
(JCC) on February 8,2005, authorize the City Managerto execute any and all proprietary
documentation, on behalf ofthe City, related to the JCC's application to the City's Design
Review Board, as may be required.
JMG:TH:JD:rd
F:\DDHP\$ALL \ASSET\4221 PI NE\JCC4221 PreliminaryPlansApprovalMEM.doc
'0-
r"('':J
. 0
-It
'-0
...J
~
':J
If-
it)
W
t:
I
t)
lt
,<1:
~
(J)
l!
W
I-
Z
W
[J
>-
I-
Z
:J
I
I
o
[J
I
Ul
-
~
W
'"'J
I
U
<1:
w
!D
L
<t
:E
to
o
o
N
N
o
Z
o
m
m
Z
Q)
:J
m
z
o
[J]
UJ
~
L
o
o
>-
t,
o
;'
o
7;t/1Jli111l1l
/ / ,','
; :
! / ~
/ / I,
1 l'
//f!!....-:___=~_.._...._--:-. _ _._._.____~_._~~,... i"
if' ._-~~
/ y;~-~~' .... .---- -----.
i '-r-r-
o
--:)
I
<(
"'.~ ~,
~.\,. .
II .
" ,
\ 1
~I
~ '
I:s
~~! '
~~ . ',. ''If
o
w
OJ
i~~ ~~it~~ ~.~..~..I....IHt-~ ~~ ll.~~
I-E I~~t~~ 111~~~i s li_i]~
.~~~ H~" ~i itfc:-g.~jU lUaU
l;~ ~-glll~ ~i.~!Utifi ~Upf
ld "r~ ~~ hli~t~~~~~."1 i-g
i~:il~t~~ It. ".U iJ!~~n ~U1H
; i ~! i ~.~ i.fi ~ i.~.i.. '~.l~:at ~~ h~lll ii
t~"1 i~ ~Ut" JlllH~hii e . ;" i
i~fll~hid UUiJiUt lili. hi
~lti;l~iij~ l~ilfll~SI tJ~tl~J
~ i~'~ ~. i',!..,...~ ! .fii i~ ~,...~...H.'.~ .f....~". ......~..,f il...~.lj
ifi~ '[:g Eli! ,~:2~ ~i~...~.~i ,-m..~f~]~
lJ:l .-, i ~.~t~~ iii~llii~} jf:a~;~~
~ ~ ~ 11 ~; l ~ i 1111) ~ ~ ~i-~ II ~ ~il j~ ~
~
<(
:::E
"-
:::>
o
a:
Cl
-'
<l:
a:
:::>
I-
o
W
l-
X
U
II:
<(
<(
I-
<n
~
N
o
z
o
iii
<n
S
m
:::>
<n
Z
o
iii
'"
3!
2
8
~
o
~
w
5
a:::
w
>
o
n.
::>
() 0
c::
Cl
..J
<(
() a:
::>
t-
U
'"
...
-, J:
U
c::
<(
<(
...
Cf)
I
()
<{
w
II)
~
<{
~
~
N
o
z
o
w~
>~
C!~
o~
wQ
W :g
0:: ~
I- ~
WU
z~
0:0
~
o
0::
l.L
W
>
i=
u
W
0-
en
0::
w
0-
~, ...
lL
~
0
a:
Cl
() ..J
<(
a:
~
....
() 0
UJ
....
r
u
cr
-, <(
<(
l-
V!
I
()
<(
w
co
~
N
0
z
0
lii
III
:l
~
ill (/)
~ ~ z
0
lii
CI) (/)
:l
Z ::;:
...J 0
U
...J ~
0
<( U u
~
0
0:::
u.
ill
>
i=
u
ill
c...
~ CI)
0:::
ill
c...
()
....,
(.)
w
....
J:
(.)
DC
-<
J: -<
....
m
()
<(
w
co
~
<(
i:i
~
!
/;
z
j
...
.i I
~~ 1
~<< ...
..
..
<>
...
..
o
...,
.
"
~
"
~
i
~
.
~
~
~
~
:::I!
III
wiil
(!)~
<;J
cr::::I!
w:::l!
>8
05
o
I--
o
...J
~
.
'"
Q<
.
11 I 1
....iN 2 fA
~jjj
~ ~ i
lil 1>" "'
o ; ~ ."iI
-= ~
<
I--
<
o
w
r--
_Ill
(/)~
()
()
....,
J:
()
<( ~
::I
~
(J
r:i
W ~
.
~
t3
Cl
z
co i5
....J
5
1XI
~
<(
~
I
~ ~ ~ l:; !::! &l m ~ ~ 1'8 ~ :8. .
(Q /lG .... 0) (Q (Q ~
.0 ,f M M of of ~ M ,f t <Ii
..-
--~
i i
I
I I
i ~ I ~ 1'8 ~ 0
~, 1i N
i ~! (Q I'-;.
"'I I ,f <Ii ..-
I ~ I i I I
j!:1 I I I I
. I MHO L\--- ~J ~!
I
I
~ ,
..J I"- $ ~ &l ~ .., (')
I>- ~ ~ 10
0 ~ ..- It) '" I"-
~ ..- N N .0 M ~ I ,f I
I
III ! i \
i ! I
;
,
1 I
~ ~I I I
l>- e;; ~ ~ Ii.; ~ (") co ~ ;:!
0 (Q lis
z .... I'-;. ~ N
6 ori N .... ~ M N -i ~ I
.... I !
~ i I ;
i
i
!
mm~-t j i
I
~ w I I
z ~ z ~i i
~ ~I :I: !J i ~ 0 wm I
91 !; ~ ~ 0::1 ~ !~
i W ::Ii
ffi ~ (/) I- ~ '1-1 I
1<1 % z ::I i= ffi~ l
Cl I ~ u.. ~ ....J .1-
(} ::I 1-1XI
~
Q.
:;)
o
a:
Cl
~
<(
a:
:;)
...
o
w
...
J:
o
a:
<(
<(
...
'"
u:
ui
"
'"
a:
~
:::l
Z
~
~
o
z
Q
1Il
2
III
:::l
fI)
~
1ii
l!l
!I
8
~
o
<
r-
<
o
(!)
z
o
...J
:;:)~
lXlz
Cl
t) ..J
-<
DC
:::l
....
t) 0
W
...
J:
(.)
...., a:
<(
'"
t-
CI)
J:
u
<(
w
co
~
<(
~
~
~
~
1Il
!
iil
;
:::E
~
(.)
~
(.)
z
<
...J
a..
~;
(/);..
lr---f1r===~"-"--~-~~~ ~ii ;i~~,'
II" -~l, , L~'It.?, ' · f ')
I~_ _ .x, 0 .-...._.,.=--$.~, i')j, ~J.' "
:1 - _.~.cc..,==".;.; .~--.,-_...- r/!"~':}j \J) 0 ~.,." '
. _ + _ ..... .... ._ _ .:....~l-.. VI G.
.1 o. ,,",
'1 -- f- f ~
: I ~ -,
m ' I' ' ~ , ~~
_'" .........-.:J . · "
II n "'",
t)
t)
....,
J:
u
<(
w
1t~jf}:.~,
::s..~. ;};
"
, ..-~
,( _ t :,.\~
.'".".('
....,;:'~"'y..t'#"
~:~. "-~
'S,.- ..~
~.....~"I,~,~~:;-'~
co
""~~, ..~...\.'':~~';~?,~,
h" ~.t"". _"^
.J '.;.~
...,.... /c:~ v"'~'~ ~
~
<(
~
0'.0"
~..
/ 1./
""o~'o.\,.,).i
...' \ ''1t" I
S";::,( ~I
-:....,. . ~
""':"t,,\...J" t
. ,
,
u
~In
c-..::;:::::J-'U
e:::;:::;::::J
'p
. il
'i
I,
--- - - _..~ - -....~..-~ ~-~ -
1--
i
~~,,,';~"~?lc,...1
,~ ~ i
~~... :~ I
.. ~ Ii, ,,',-..:. 1
~~
~
.~.
.." .
. 'i
,,\:1~\t1(), .. ~
!~"~~.1~ A/;;"~',",\.'\Y~ .,.t"'lOt
. .~----....."'........:'.....L4"
\.....~~.p ~ ~~ t~ 0 ,f ""
~,(;\J ~J;>()4
,~f\ t <,'j/' .
Q.
:J
o
DC
Cl
-'
<
a:
:J
...
(.)
w
...
x
o
a:
<(
<(
t-
t/l
~
N
o
z
o
~
2
III
::>
t/l
~
t/l
i
8
~
o
I
I
I
I
I
L 0:::
o
o
...J
u..
r-
(fJ
cr:~
-if!
.
u..~
t)
u
<(
<(
f- -- --. -
~_n uww
- ~...;~-p
.a.-..-:;:
a
~
i
!
I
"
,
/
/
/
, /
/
" /
',~" /
g ".
~ "
g "
'"
"
"
"
,
"
"-
I
'\
" /
tl/
/Xih
/ "
, "
I
I
II'
I
"
:$
"
Ii'
"
~
III
I
I
Ie
(J
II
U
h
..,
I
I
In
l
,fll
"
I
I
111
111
I
I
I
I
L
I
In
I
I
_ ._ _ .J~-" ..- .- .
Q.
<(
<(
...
Ul
~
.:.
o
i
!
fI)
;
~
i;
o
()
Q.
:;)
o
a:
Cl
t)
h
;
-'
<(
a:
::>
....
(.)
w
~
~- --- '~--~ .~:'~"" -'._____~.,~ - ._-... ^-- ,~. .-"l...---
<(
J:
l.J
a::
'"
....,
<(
l-
f/)
J:
t)
w
<(
I-~
\ \ I
I i
\ \
\ I
\ \\
\
\ \
\ \
\ \
\ \
\ !
\ LJ
\ r--~
~~
!
~
1Il
:i
~
f/)
S
~
8
~
l.J
co
~
cr:
o
o
...J
LL
~
o
~9
J:~
1-:-
Q.
::>
0
0::
Cl
0 ...J
<:
a:
::>
....
0 0
w
....
I
0
I"'" 0::
I <:
<:
....
'"
I
z
o
~
>
W
...J
W
u
<X::
LU
co
~
o
~
z
o
iii
'"
~
co
::>
l/}
5
iii
!!'l
~
o
(.)
~
(.)
~
z
'0
"i=;
;~
'W
...I
w
".1--
en
<(
w
........
~!:;':::~
:ill:,o,fr
-.:.,;-c:::....:"t~~., ~ "I
1V-
~
z
o
~
::>
w
.....J
W
Q.
:;)
0
a:
t) t:>
<
a:
::J
U ....
(.)
w
~
:I:
...., (.)
DC
<
<
I-
m
I
u
<(
w
co
~
~
0
z
Q
'"
'"
:!
co
~ :;)
'"
5
Iii
'"
:i
::;
0
u
<( ~
u
0..
::>
t) 0
0:
Cl
-'
<
() 0:
::>
....
(.)
W
....
...., :r
<.>
0:
<
<
....
CIl
I
w
~
N
o
()
<(
co
~
z
o
u;
f/)
:i
Q)
::>
CIl
e
u;
rJj
~
::;
8
>-
....
u
<(
~
z
o
~
;>
W
....J
W