2000-24138 RESO
RESOLUTION NO. 2000-24138
A RESOLUTION OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA,
AUTHORIZING THE ADMINISTRATION TO CONTRACT WITH
ONE OF THE SEVEN ARCHITECTURAL AND ENGINEERING
FIRMS ON THE CITY'S ROTATIONAL LIST FOR A FEE NOT TO
EXCEED $25,000; TO CONDUCT A SITE ANALYSIS AND
DEVELOP A CONCEPT PLAN FOR THE 17th STREET AND
WASHINGTON AVENUE SITE, INCORPORATING THE
PROPOSED EXPANSION OF THE NEW WORLD SYMPHONY;
APPROPRIATING SAID FUNDING FROM PARKING ENTERPRISE
FUNDS, AND IF UNSUCCESSFUL IN NEGOTIATING SUCH A
CONTRACT, AUTHORIZING THE ISSUANCE OF A REQUEST
FOR PROPOSALS TO CONDUCT SAME AND TO BE FUNDED BY
PARKING ENTERPRISE FUNDS AND CITY CENTER TAX
INCREMENT FUNDS.
WHEREAS, on January 5, 1998, pursuant to the authorization of the Mayor and City
Commission, the Administration issued a Request for Proposals (RFP) for the development of
public-private parking facilities in the area south of Dade Boulevard; and
WHEREAS, the City issued the RFP in order to solicit qualified development teams to bid
on certain publicly-owned sites identified in the RFP and/or to propose the development of parking
on privately owned property; and
WHEREAS, one of the public properties was the 17th Street and Washington Avenue site
(17th Street site); and
WHEREAS, on April 1, 1998, pursuant to a discussion item requested by Commissioner
Cruz, the Mayor and City Commission directed the Administration to amend the RFP to remove the
17th Street Site from the RFP due to its singular importance, commanding the need for its own RFP;
and
WHEREAS, the Administration recommended that a professional planning process be
undertaken for the subject Site in order to determine its best long range use, and two other sites were
identified as having similar important characteristics; and
WHEREAS, the matter was referred to the Land Use al}d Development Committee and the
Committee recommended that the Mayor and City Commission direct the Administration to conduct
a proper planning process, and the Mayor and City Commission accepted the Land Use and
Development Committee's recommendation on May 20,1998; and
WHEREAS, on July 20,1998, after a broad discussion, the Mayor and City Commission
concluded that the Administration should proceed to prepare a Request for Proposals for the 17th
Street Site; and
WHEREAS, at the October 21, 1998 City Commission meeting, Michael Tilson Thomas,
Artistic Director of the New World Symphony (NWS), addressed the City Commission, describing
the rapid growth and development of the NWS on a national and international scale and how, due
to the success of the NWS, the rehearsal, technology and workshop spaces within the Lincoln
Theater on Lincoln Road was now limiting the exploration of innovative styles of performance and
the development of new audiences; and
WHEREAS, the Mayor and City Commission recognized the importance of such a valuable
cultural institution and requested the Administration to amend the draft RFP to include the expansion
needs of the NWS as part of same; and
WHEREAS, on November 4, 1999, the Mayor and City Commission adopted Resolution
No. 98-22958, authorizing the issuance of a Request for Proposal (RFP) for a 5.86 acre
PubliclPrivate Development Opportunity on the "17th Street Site", located between Washington and
Pennsylvania Avenues, 17th Street to Lincoln Lane, immediately north of Lincoln Road; on
February 17, 1999, the Mayor and City Commission voted to cancel and withdraw the RFP; and
WHEREAS, since the RFP was withdrawn, the subject Site has been the subject of much
staff discussion relative to increased parking needs, enhanced transportation linkages, urban design
issues, historic district considerations, entertainment industry needs, convention center staging uses
and other potential development proposals; and
WHEREAS, on September 13, 2000, Vice-Mayor Nancy Liebman requested a referral to
the Land Use Committee to discuss the NWS's expansion plans and its request for a long-term lease;
and
WHEREAS, the NWS proposes to expand into the southwest comer of the surface lot on
Pennsylvania Avenue and Lincoln Lane, directly behind the Lincoln Theater and the estimated $15
million expansion would occupy approximately a 32,000 sf footprint (1/3 ofthe site) and does not
include any provisions for new/replacement parking; and
WHEREAS, the NWS expansion proposal also contemplates a long-term lease with the
City, which will be subject to the provisions of Section 82-36 through 82-40 of the City Code; and
WHEREAS, on September 18, 2000, the Land Use Committee adopted a motion
recognizing the importance of the NWS and the importance of accommodating the expansion needs
of the NWS, further recognizing the 17th Street and Washington Avenue site:
a. As an important civic area which should be used for a significant public facility;
b. To accommodate expansion needs ofNWS; and
c. Recommended directing the Administration to prepare the necessary studies to assess
the impact for other needs within the site; and
WHEREAS, in accordance with Florida Statutes 287.055, "Consultants' Competitive
Negotiation Act", the City has contracted with 7 firms to conduct professional
architectural/engineering services on a rotational basis; such contracts were awarded pursuant to
RFQ No. 110-96/98, and authorized pursuant to Resolution No. 98-22748 and several resolutions
adopted on July 15, 1998; and
WHEREAS, the cost of said study has not been determined but is estimated to cost between
$25,000 - $50,000; and
WHEREAS, the Administration will attempt to negotiate amongst the firms on the rotational
list to perform the scope of services outlined in Attachment A, at a fee not to exceed $25,000 and,
if unsuccessful in negotiating such a contract, issue an RFP to conduct same.
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission authorize the Administration to contract with one of the seven architectural and
engineering firms on the City's rotational list for a fee not to exceed $25,000; to conduct a site
analysis and develop a concept plan for the 17th Street and Washington Avenue Site, incorporating
the proposed expansion of the New World Symphony; appropriating said funding from Parking
Enterprise Funds, and if unsuccessful in negotiating such a contract, authorizing the issuance of a
request for proposals to conduct same and to be funded by Parking Enterprise Funds and City Center
Tax Increment Funds.
PASSED AND ADOPTED THIS 18th day of October, 2000.
~d
MAYOR
Attest:
~t~
JMG/CMC/rar
T:\AGENDA\2000\QCTt800\REGULAR\17NWS.RBS
APPROVED I<S 10
FORM & LANGUAGE
& FOR EXECUTION
1/ie
/0 - f ],-uV
Dole
, c
COMMISSION MEMORANDUM NO. g 13. .=.00
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
http:\\ci.miami-beach.f1.u&
TO:
FROM
SUBJECT:
Mayor Neisen O. Kasdin and DATE: October 18, 2000
Members of the City commiss~'on
Jorge M. Gonzalez \ l
City Manager ~
A RESOLUTION OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA,
AUTHORIZING THE ADMINISTRATION TO CONTRACT WITH ONE
OF THE SEVEN ARCHITECTURAL AND ENGINEERING FIRMS ON
THE CITY'S ROTATIONAL LIST FORA FEE NOT TO EXCEED $25,000,
APPROPRIATING SAID FUNDING FROM PARKING ENTERPRISE
FUNDS, TO CONDUCT A SITE ANALYSIS AND DEVELOP A CONCEPT
PLAN FOR THE 17th STREET AND WASHINGTON AVENUE SITE,
INCORPORATING THE PROPOSED EXPANSION OF THE NEW
WORLD SYMPHONY, AND IF UNSUCCESSFUL IN NEGOTIATING
SUCH A CONTRACT, AUTHORIZING THE ISSUANCE OF A REQUEST
FOR PROPOSAL TO CONDUCT SAME AND TO BE FUNDED BY
PARKING ENTERPRISE FUNDS AND CITY CENTER TAX INCREMENT
FUNDS.
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
On January 5,1998, pursuant to the authorization of the City Commission, the Administration
issued a Request for Proposals (RFP) for the development of public-private parking facilities in the
area south of Dade Boulevard. The City issued the RFP in order to solicit qualified development
teams to bid on certain publicly-owned sites identified in the RFP and/or to propose the
development of parking on privately owned property. One ofthe public properties was the 17th
Street and Washington Avenue site ("17th Street site").
On April I, 1998, pursuant to a discussion item requested by Commissioner Cruz, the City
Commission directed the Administration to amend the RFP to remove the 17th Street site from the
RFP due to its singular importance commanding the need for its own RFP.
AGENDA ITEM JZ-. l D
DATE b-l ~-OO
T:\AGENDA \2000\OCT1800\REGULAR\17NWS.CM
October 18, 2000
Commission Memorandum
New World Symphony
Page 2
Additionally, the Administration recommended that a professional planning process be undertaken
for the subject site in order to determine its best long range use, and two other sites were identified
as having similar important characteristics. Those sites being the preferred lot between 18th and
19th Streets on Convention Center Drive and the 72nd Street site in North Beach. It was further
discussed that the previously mentioned planning process also apply to these two sites. The matter
was referred to the Land Use and Development Committee.
At the Land Use and Development Committee Meeting of April 13, 1998, the Administration
described a planning process that would include a comprehensive review and evaluation of
pertinent urban planning and economic development issues, and community and entertainment
industry participation in the use assessment process. Examples of similar planning processes were
described that had been successfully used in the City such as the site selection for the Library, the
Bass Museum addition, the expansion of the Convention Center, the revitalization of Ocean Drive,
and the Convention Hotel area.
The Committee recommended that the City Commission direct the Administration to conduct a
proper planning process and the City Commission accepted the Land Use and Development
Committees recommendation on May 20, 1998. Thereafter, industry meetings and roundtable
discussions occurred that resulted in a recommendation to the City Commission on July 20, 1998
to undertake the following:
1. Create a Steering Committee
2. Appropriate funding related to the study and RFP process (to be recouped upon
award ofthe RFP).
3. Authorize the Administration to select and enter into contracts with professional
consultants to assist with the process and the enclosed material.
After a broad discussion, the City Commission concluded that the Administration should proceed
to prepare a request for proposals for the 17th Street site,
At the October 21, 1998 City Commission meeting, Michael Tilson Thomas, Artistic Director of
the New World Symphony (NWS) addressed the City Commission. Mr. Thomas described the
rapid growth and development of the NWS on a national and international scale. Due to the
success of the NWS, the rehearsal, technology and workshop spaces within the Lincoln Theater
on Lincoln Road is now limiting the exploration of innovative styles of performance and the
development of new audiences. Mr. Thomas, State Representative Elaine Bloom, NWS Board
member Joy Malakoff and President and CEO of the NWS, Chris Dunworth requested that the City
Commission consider the expansion needs of the NWS in relation to the proposed RFP. The City
Commission recognized the importance of such a valuable cultural institution and requested the
Administration to amend the draft RFP to include the expansion needs of the NWS as part of same.
T;\AGENDA \2000\OCTI800\REGULAR\I7NW8.CM
October 18, 2000
Commission Memorandum
New World Symphony
Page 3
On November 4, 1999, the Mayor and City Commission adopted Resolution No. 98-22958
authorizing the issuance of a Request for Proposal (RFP) for a 5.86 acre PubliclPrivate
Development Opportunity on the "17th Street Site", located between Washington and Pennsylvania
Avenues, 17th Street to Lincoln Lane, immediately north of Lincoln Road. On February 17, 1999,
the Mayor and City Commission voted to cancel and withdraw the RFP,
Since the RFP was withdrawn, the subject site has been the subject of much staff discussion
relative to increased parking needs, enhanced transportation linkages, urban design issues, historic
district considerations, entertainment industry needs, convention center staging uses and other
potential development proposals.
On September 13, 2000, Vice-Mayor Nancy Liebman requested a referral to the Land Use
Committee to discuss the New World Symphony's expansion plans and their request for a long-
term lease. The NWS proposes to expand into the southwest comer of the surface lot on
Pennsylvania Avenue and Lincoln Lane, directly behind the Lincoln Theater. The estimated $15
million expansion would occupy approximately a 32,000 sHoot print (1/3 of the site) and does not
include any provisions for new/replacement parking. These plans are described in the attached
report prepared by Project Core, Inc. Entitled "Soundspace at the New World Symphony", dated
September 7, 2000, and call for the creation of a state-of-the-art facility for teaching, performance,
broadcasting, rehearsals, special performance and related events.
The NWS expansion proposal also contemplates a long-term lease which will be subject to the
provisions of Section 82-36 through 82-40 of the City Code which requires that for the sale or lease
of any City-owned property for a period of five years or more, is subject to the following
conditions:
. a Planning Department analysis
. a public hearing to obtain citizen input
. an advertised public bidding process
. an independent appraisal to determine the fair market or rental value of the property
Said Ordinance further provides that except for the public hearing and the Planning Department
analysis, the above referenced conditions may be waived by a 5/7tJu vote of the City Commission
upon a finding that the public interest would be served by waiving such conditions. As such,
waivers will be required for the public bidding process and independent appraisal for this
transaction, if fair market return is not required as part of the lease transaction.
On September 18, 2000, the Land Use Committee adopted a motion recognizing the importance
of the NWS and the importance of accommodating the expansion needs of the NWS, further
recognizing the 17th Street and Washington Avenue site:
a. As an important civic area which should be used for a significant public facility,
b. To accommodate expansion needs ofNWS, and
c. Recommended directing the Administration to prepare the necessary studies to
assess the impact for other needs within the site.
T:\AGENDA\2000\OCT1800\REGULAR\17NWS.CM
October 18, 2000
Commission Memorandum
New World Symphony
Page 4
To accomplish the recommendations of the Land Use Committee, it is recommended that the
Mayor and City Commission authorize the Administration to contract with one of the seven
architectural and engineering firms on the City's rotational list for a fee not to exceed $25,000,
appropriating said funding from Parking Enterprise Funds, to conduct a site utilization analysis and
develop a concept plan for the 17th Street and Washington Avenue Site, incorporating the proposed
expansion of the NWS, and if unsuccessful in negotiating such a contract, authorizing the issuance
of a Request for Proposal to conduct same. The proposed scope of services and potential
programming is described in Attachment A, which will be incorporated in the RFP.
In accordance with Florida Statute 287.055, the City has contracted under the "Consultants'
Competitive Negotiation Act", with 7 firms to conduct professional architectural/engineering
services on a rotational basis such contracts were awarded pursuant to RFQ No. 110-96/98 and
authorized pursuant to Resolutions 98-22748 and several resolutions adopted on July 15, 1998.
Said firms can conduct studies for which the fee does not exceed $25,000.
The cost of said study has not been determined but is estimated to cost between $25,000 - $50,000.
The Administration will attempt to negotiate amongst the firms on the rotational list to perform the
scope of services outlined in Attachment A, and if unsuccessful in negotiating such a contract,
issue an RFP to conduct same.
The anticipated schedule for this RFP and contract approval is as follows (if a contract can be
negotiated with a firm on the rotational list, the study should be concluded in approximately 3-4
months less time):
Negotiate Contract/RFP issuance
approved by City Commission:
RFP advertised:
Mandatory pre-submission
conference and tour:
Proposals due:
Presentation and Interviews:
City Commission award:
Negotiate and Contract with
selected consultant:
Study conducted
and report concluded:
Presentation to City Commission
and subsequent Action/Direction:
JMG/C~/rar
October 18, 2000
November 2000
December 2000
January 2001
January 2001
February 2001
March 2001
June 2001
July 2001
T:\AGENDA\2000\OCTlgOO\REGULAR\17NWS.CM
"ATTACHMENT A"
SCOPE OF SERVICES
SITE UTILIZATION ANALYSIS AND DEVELOPMENT OF A CONCEPT PLAN
FOR THE 17TH STREET SURFACE PARKING LOTS
OBJECTIVE
To conduct a site analysis to identify development/programming opportunities for the
two (2) City-owned parking lots located on 17th Street between Washington and
Pennsylvania Avenues ("17th Street Site"). The City seeks to identify potential
opportunities that will co-locate and complement the site's proximity to the
cultural/convention/government civic center nucleus of the City, while being
neighborhood friendly and enhancing the area's quality of life, and that specifically
incorporate the New World Symphony's expansion plan.
SCOPE OF SERVICES
. Prepare Site Analysis that incorporates the following:
1. Evaluate current and future urban needs that could be accommodated on the site.
2. Recommendations on optimal programming for the site that takes into account
surrounding developments, as well as government, convention and civic center
needs.
3. Provide a range of options that consider varying and optimal programmed uses.
4. Incorporate the proposed expansion of the New World Symphony into the west
lot and identify optimal site location and configuration, either in the east or west
lots.
5. Evaluate potential growth and the future development needs for the City's office
market and hospitality, entertainment, arts and cultural industries.
. Conduct an analysis of parking that will increase the existing supply and address
current deficiencies, as well as the new parking requirements for new-programmed
uses.
. Develop a conceptual design that complements the adjacent urban relationships and
historic district and respects a certain amount of open public (plaza) space.
. Develop preliminary cost estimates.
. Identify potential components that will enhance the economic viability and long term
sustainability ofthe surrounding area.
. Create and recommend optimal linkage between Espanola Way, Lincoln Road, the
17th Street Site and TOPA/Convention Center, along Washington Avenue, Drexel
Avenue and Pennslyvania Avenue with Drexel Avenue being focussed on as an
enhanced pedestrian way from the new Espanola Plaza to the Convention Center.
. Identify opportunities for gateway entrance features, recognizing this important
entryway to the government/convention/civic center area.
. Identify impact on Parking System to satisfy Bond covenants.
NEW WORLD SYMPHONY EXPANSION PROPOSAL
Pursuant to the Interim Report prepared by Project Core Inc., entitled "Soundspace at the
New World Symphony", dated September 7, 2000, and attached hereto, describes the
New World Symphony's proposed expansion into the west surface parking lot north of
the Lincoln Theater. These plans call for the creation of a state-of-the-art facility for
teaching, performance, broadcasting, rehearsal and special performance and related
events. Space requirements include approximately 30,000 square feet depending on
acoustical issues. This request represents at least 1/3 ofthe area of the west lot, displacing
approximately 80 parking spaces.
SITE DESCRIPTION AND HISTORY
The 17th Street Site is uniquely situated at the north edge of the City's Central Business
District, at 500 17th Street. It encompasses two city blocks that are bounded by 17th
Street on the North, Washington Avenue on the East, Lincoln Lane on the South, and
Pennsylvania Avenue on the West; Drexel Avenue passes north/south through the middle
of the site. It is surrounded on its northeast, southeast and southwest quadrants by the
National Register (Art Deco) Historic District, designated in 1979 by the National Park
Service; only the northwest quadrant is not bounded by this historic district. In addition,
the 17th Street Site is located in the center of the Historic Convention Village
Redevelopment and Revitalization Area, which was designated in 1993 as a Community
Redevelopment Area.
Today, the 17th Street Site substantially serves the Jackie Gleason Theater of the
Performing Arts (TOPA), the Lincoln Road Mall, including the New World Symphony
(Lincoln Theater), and the Miami Beach Convention Center. Of significant note,
however, the West portion of the 17th Street Site also provides, from time to time, an
important exhibition staging lot for major events at the Convention Center; in particular,
the Miami International Boat Show.
CURRENT ZONING STATUS
The 17th Street Site is currently zoned CCC Civic and Convention Center District, whose
purpose is to accommodate the facilities necessary to support the Convention Center.
Main permitted uses include parking lots, garages, performing arts and cultural facilities,
hotels, merchandise marts, commercial or office development, landscape open space and
parks.
The existing maximum height limit is currently 100 feet or eleven (11) stories. The
allowable Floor Area Ratio (FAR) is 2.75.
DEVEI,OPMENT AND DESIGN PARAMETERS
The development of the 17th Street Site will substantially define the image of Miami
Beach's central business district (CBD) for many decades to come; consequently, this
development must be considered with the greatest care. The 17th Street Site is the single
largest, most strategically located tract of open public land available for development in
South Beach. It occupies more than five acres at the intersection of two of the City's
primary transportation corridors, 17th Street to the north and W ashington Avenue to the
2
east. This unique location makes the site almost equally accessible to the Atlantic Ocean
beaches, the Collins Avenue hotel district, the rapidly redeveloping Lincoln Road Mall,
including the Lincoln Theater, the Washington Avenue commercial corridor, the Jackie
Gleason Theater of the Performing Arts (TOPA), the Convention Center, the emerging
Bass Museum/Cultural Arts Campus, major religious sites, including the Holocaust
Memorial, Temple Emanuel, and City Hall as well as Miami Beach's all important
National Register (Art Deco) Historic District.
City Officials and residents alike are aware of the substantial challenge that development
ofthis pivotal site will present.
CURRENT SITE FUNCTIONS AND ADJACENT URBAN RELATIONSHIPS
In defining the successful future development opportunities for the 17'h Street Site, the
following current site functions and established urban relationships must be carefully
understood and reconciled in any recommended programming:
Site Functions
~ Primary Municipal Parking for Jackie Gleason Theater and New World
Symphony
~ Special Staging Area Miami Beach Convention Center
~ Secondary Parking for Lincoln Road Mall Businesses and Miami Beach
Convention Center
Established Adjacent Urban Relationships of Major Significance
~ Washington Avenue and Lincoln Road Retail and Commercial/Office
Corridors
~ Lincoln Road Restaurant, Gallery, and Entertainment District
~ Fashion, Film, Music, Television and New Media Office Space
~ Public Art, Artists, and Artists Support Facilities on the Lincoln Road
Corridor
~ The National Register (Art Deco) Historic District
~ Collins Avenue Hotel District
~ Atlantic Ocean Beaches
~ Multi-Modal Transportation Transfer Point (Metro-Dade Buses, Electro-Wave
and Taxis) at the Crossroad of 17th Street and W ashington Avenue
CURRENT AND FUTURE URBAN NEEDS AND POTENTIAL PROGRAMMING
~ Enhanced Parking for TOPA, the Convention Center, the New World Symphony,
Lincoln Road, and the Collins Avenue Hotel District
~ Strategic Periodic Staging Areas for the Convention Center
~ Expanded Support Facilities for the expanding Music, Film and Television
Production Industries
~ Class "A" Office Space adjacent to the heart of the City's "downtown" business area
~ Visitor and Tourism Information Center serving the National Register (Art Deco)
Historic District, Convention Center, TOPA and the New World Symphony, Bass
Museum and Cultural Arts Campus, Lincoln Road Mall, Washington Avenue and
3
Espanola Way, Holocaust Memorial and Religious Sites, Garden
Center/Conservatory, Electro-Wave and Public Transportation Systems, and the
Atlantic Ocean Beaches
~ Inter-Modal Transportation Hub Facilities providing for local park and ride
connections to multi-modal transportation systems and various City destinations
~ Expansion of Lincoln Road Artist Studios and Support Facilities that nourish the
City's cultural life
~ CommerciallRetail Link or Anchor from 17th Street to Lincoln Road along
Washington Avenue
~ Facilitating vehicular and especially pedestrian movement that links the Convention
Center to Lincoln Road Mall
Myriad factors will influence and shape the design of an appropriate project development
program on the 17th Street Site; certain of these factors, however, are of such import to
the future success of the City's Central Business District that they are elaborated upon in
further detail as follows:
NATIONAL REGISTER (ART DECO) HISTORIC DISTRICT
Although the 17th Street Site was not included within the boundaries of the National
Register Historic District at the time it was designated in 1979, the Historic District
bounds the Site on three sides and is one ofthe most important contextual relationships to
be addressed. Arguably, the National Register (Art Deco) Historic District has been, and
continues to be the single most tangible influence fueling the City's extraordinary
resurgence as a design and tourism mecca. The City Commission, the Administration,
Residents, Visitors, and Design Professionals alike will be closely watching any
development proposed for the 17th Street Site; they will be measuring all proposals not
only for their functional merit but also for their sensitivity to Miami Beach's National
Register Historic District and the City's design legacy.
The City Administration as well as the Historic Preservation and Design Review Boards
have clearly signaled their ongoing interest in preserving the special urban character of
the Beach while advancing its cutting edge design continuum well into the future. Due to
the shear magnitude of the 17th Street Project, and its anticipated impact on the Central
Business District and adjacent Historic District, all recommended programming must be
clearly in tune with the unique character, urban scale and materials of Miami Beach.
All recommended designs must strive to distill and advance the essence of Miami Beach's
tropical design tradition, as seen throughout the National Register District as well as
elsewhere in the City. This does not mean that the architecture should be Art Deco; to the
contrary, it means that the architecture must respect the significance of Art Deco as well
as other succeeding design movements in Miami Beach Recommended design concepts
must seek to produce the finest design of its time within its urban environment, imbued
with the spirit and optimism that is the hallmark of Miami Beach.
4
PARKING AND CONVENTION CENTER STAGING USES AND
REOUlREMENTS
The 17th Street Site must increase the existing supply of parking and address current
deficiencies as well as new parking requirements for the new-programmed uses.
Preferably, proposed site development will enhance the amount of parking currently
available. This is critical, as there are 5 - 6 Convention Center shows armually that
require maxed out parking for the lots as presently configured. As Convention business
in Miami Beach increases proportional to Consumer Show use, parking requirements will
probably level off, but they still remain a high priority.
The primary parking use of the 17th Street Site at this time, however, is for the Jackie
Gleason Theater. These lots are TOP A's primary parking, and typically valet plus those
lots handle the vast majority of theater needs, leaving the Preferred Lot (on the west side
of Convention Center Drive) as well as the 17th Street Municipal Garage available for
normal Convention Center use.
A recent review by the City's Parking Director offers the following observations and
comments that must be given special consideration:
Current 17th Street Site Parking Uses
~ Monthly decal parkers (general parking)
~ TOP A Parking for all events
~ New World Symphony Parking (Lincoln Theater) for all events
~ Transient Parking for customers, clients and visitors to Lincoln Road
Other Current 17th Street Site Uses
~ Staging for the International Boat Show. The 5-A West Lot has provided an
efficient and effective way to marshal large yachts and other vessels into the
Convention Center; prior to the use of this lot, marshaling and holding took
place on the Preferred Lot, on the West side of the Convention Center, but this
resulted in serious traffic jams at the intersection of Meridian Avenue and
Dade Boulevard.
~ Park and Ride Lot for the Electro-Wave and Special Events, such as Art Deco
Weekend, the Kite Festival, and Carnival.
Parking Revenue
~ Current Parking Revenues derived from the lih Street Site are pledged to
Parking Revenue Bonds; these revenues are substantial and include the
following:
. Monthly Decal Parkers at $50/month = $225,795 armually
. Transient Parking = $1,352,299 armually
Future development recommendations must
~ address regular payment to the City's Parking Department for any amount that
these lots currently receive in revenue, inclusive of a reasonable revenue
escalation clause for future years
5
~ provide at a minimum 300 spaces for Monthly Decal Parkers to avoid placing
an unbearable strain on the remainder of parking along the Lincoln Road
corridor
~ provide parking at a (negotiated) flat rate for TOPA and Lincoln Theater
clients that collected on entry to the parking in order allow for efficient exiting
following shows
~ provide a facility, an accommodation or an acceptable arrangement, for the
effective and efficient marshaling of large vessels or other cumbersome
exhibition items during major Consumer Shows at the Convention Center,
such as the International Boat Show
L:\CMGR\AGENDA\2000\Oct1800\REGULAR\17th Street Site Analysis 2.doc
6
u
.
>-
"
o
...
~ "
u s
>-
<: Vl
Cl. '"
-
VI ~
o
Cl ~
Z ~
~ <U
Z
o <U
tI) ...
t-<
~
.
o
u
~
u
~
o
.
~
~
<(
e
-
o
o
...
e
"
.
.
e
.....
WI
8
c
c
c
...
~
... -
" .
. ~
. E
'" .
-- ~
E .
.~ V)
:;: >.
.
';1
-
.
...
...
E~[;t
..... "'~"'"~'
-."""'"
0
:0 ;; ! ,
, ~ .
w , . 0 E ~ rn .
~ ~ '" "
U ~ u v
0 0 1 ,
-< - . Q .
0 . .
'" U 0 ~ . <
'" ~ . , :
~ ~ ~
~ ~ . .
Cl z 0
0 .
Z " . ;>
e '" .
:::> . < .
0 ::E
~ "
'<
ji-\'1)~:';~t}?
~~ ~.
~~ -=
""-
~j"
......,
~'l.--
.:'~
',,,::
I."'"
,.J.... _
~~
"
. ..... """,,--
"'::::F-,,~,_
~"!'!-:'r- -..::; ';.,'
#!""~. ..,. ..~.
. ',:,"':- - \\...--'"
;,"~ ^
':c"'- ~ ."";':
~-~ '-"':'.
't~~::~:;
\; ..-
-
~
~..
'!f;;-
.w
,.",.,
-w _">1>,'
_l&~ ~""-"
~Jf#"'1j,'
.-"^"
'~~ ..-
w 0
~ 0 ;;
u ~ z ~
<( < 0 "
- ~ E rn
"- "- '" e
~ ~ " 0 0
Cl ~ x Z 0
'"" 0 ~
Z " ~ "
z :a
CO ~ 0
0 U 0
~ "
~ = .
~
Z
-
~
~ c
~ .
c
0
~
,",,,.tv >>pl!lf'1tlS1OI:ld
"
.
.
~
.
~OI" ,SOC
~
.
0
'"
.
0
~
"
~
c
.
;"
~
\
,[
:5
~tl)
,.,...
li~
.c:c
...w
Eu
"'z
tIlo(
"'::IE
"l:1ll:
~e
~Ill:
GlW
z,,-
~
:Ii
:Ii
:::l
III
III
in
~
c
~
~
"
Ii!
11.
C
Z
<(
Z
o
~
~
<(
Ul
'-'
~
III
'"
U
....0
~UJ
~~
11:0
II:
~
ill
o
"'CO ,.
~" 0
ll:!ii"l':
"'IJJ:Ei5
6i~;Z~
~lli",a:
roo.::!1li
(ttl) lfi
'" a:
0.
..'"
o:1lj
;jio:
~'"
~fij
ijj",
II:~
a:
'"
~
'"
~fiJ
~
II:
~
it
'"
::!
~
CO
o
II:
w 0 0
0
u ~ ;;
~ .
'" 0 E
- <> " m
"" 0 u
'" ~ " 0
, z "
0 ~ < 0 ~
z ~ ~ a
0 . ~
:0 " 0
,. 0
0 . ;.
'" - .
.
z
i
o
...
ii
~
~
1i
~~~~~-~~~~~~~0~~~~~~~m
g8og~ gg~~gggg~~~g~gc
M~O~~ ~MM~.~NNU~~~ ~
- _ - _ _ c: --
~~ ~M _ ~ - ~
fil
:!.
~
1i
~~~~~~~~~~~~~~~~~~m~m
ogg~g~8~~~g~gg~~~o~gc
g_O~M~M_MM~~NN~~_~ N
~~ ~ri ~ J ~ ~
..
o
~
:!.
i
"
!!
'"
~
~
~~~~!'tii'tii;rg~~~~
N"'8<Xl~88....0...00
('1')(1) MC)(CMT""CJ)COCOCC
05 .
''t;;'tii'tii'tii "u.i
001510 (\1 It) (0
g~~C1;"ill"
N
i
~
,~
N
~
, .
~~
, ~~
Nt\l-
'tii'tii'ts
iil8iil
'N.lDeD
~-8~~~
o OO~
"" 0""
,......OOION
M~
~
~g
.g li1 ~ 2
'E'E '" 0>
80 E;; E ~ ~
= ..._ 2tEEC) 8
8m.~ 1"'8811"'-8
<<I ::I: ~ 's Q) <P iSl 0::: c::: .~ ~t= E! ~
~~~E~~- m~~ ~~W0~ s~s
_r:::: c- !;;;c: uua:::<n .....r::::-
ij~~O~~5~~8o~~~5~j~~~
~>~e~-_mE0Q)oooo~ ~c-E-~
Q) ~U)C)mfiu-~-~'-Q)~.~~ ~Q)
~ "'mr::::Q)Q)Q)m~~~~~m~~~m~~
&~~~~~~w~oo~5~>3<~~~G~
"
'"
I<
-2!
:il
0>
....
.,;
N
I
-2!
~
iil
...
,.:
N
"
~
-2!
~
o
<Xl
o
",'
i
I<
-2!
~
a;
M
a>
~
~
~
II;
)
..
~
8-
.!!
,c:
i'
.s
~
o
o
M
,.:
N
Q.
~
~
~
~
~
.
~
.
0.
~
.
.
.,
,0" 'wZ'
.
.
.
>
-<
.
.
.
>
"
.
0.
~
.
.
o
~
~
.
.
.
0.
.
.
. .
.- .
. -
)j-
.
.,
,U111 III'''U/1 ~PJON
~ -
. .
- .
. .
');;4::
.,...
n d
w. .
u "- ;;
.
<C - z . E
'" < 00 0 rn
-0
~ ~ ~- 0
0- .~ "
" ~ 00
C- .- ~
Z .~ "
;0 0 ~ .0 ~
" .
0
0 ~
~ =
z
,:IUIUlU3 ,at1lS
~
.
~
~
.8'1.qP"01
=
'[
:l
w 0
~ 0 ;;
u . -
. ~ .
0 . 0
<( . 0 E
0 - w
... oD 0 ~
~ ~ ~ 0 0
" 0 Z "
~ 0 "
. ~.
Z - ~ . i
0 0 ~ ~
::l ~ . 0
0
0 " ~ i> ,
~ - .
~
Z
~O[" ,9rl "Of" ,or
<< . .
. . 0 .
. " '" " "
"'. . . . -
0 . - .
0 ~~ ~ "
~- " .
~ ~ ;;;
'"
'"
.- .: I:
. 0
~ . 0
., ~~ 0
" ~
0
" u
;.: E
":;: E ~
., - ~
"
0
.
.
.
~ ~
- . '"
. . ~
. 0
0 .
- "
. 0 0
0 - u ~
" u .
u .
~
...
. -
. .
.
~ '"
. .
. 0
0
~
.
"
. .
0 ~
0 ~
" 0
.
.
.
-
"
~
~
0 Iii
.
. .
'" .
~~ ~
.
0
,
w ." 0
u ~ 0
~ ~ ~ ;; %
"" 0 . 0
- 0 :0 E ~
Q. '" e W
~ '0 "' 0 0 ~
" ~ c Z Q ~
- % 0 ~ , .
:z >= .
c . ~
" 0 c . :e <
" 0 . <
0 ~ ,: 0 !
~ , . ,.
.
,
t
I . ~ 9". S 9 .II~II gor-,!;Z
I --- 'I
I ~ ....
0 I 0
h~ 0
....~ '"
I ~~ I
'"
L ~
---
~ -:
, .
~ ::';
. ~
" .
~~-
,
-
"
.
.
)
....
0
0
I '"
I .~ ::
E
I I ~- 0
~ ' . 0
" ,,0,"
I . u
"'. I
~
I 0
h I
....
0 .;:"""l E
I 0 I ~ ' 0
'" ~ . . 0
. ~ . "." ~
.
L J "- 0
. = ~
- - " . . ~ ~ ~ E ~
~ "
. ~.o
~ " . ._ _ 0
. ,.~'"
. . , 0
~ ~
~ ~ .
" ~ ~
0 h . , 0
::: . h u
0 E
~ 0
0
0,"
.
~-
._ 0
,. ~
.
0
u
';c
0
"
~.
~ 0
~-
o .
~~
~tJ)
~!
:J
I
:\
~I
l
w. 0 0
u ~ :0 ;;
~ ,
"" E z :0 . 0
e
"" < '" . i W
u> ~ 0 V
0
" ~ . " ~
c 0 "'~
z ~ " ,
::> ~ '" 0 ~ i
0 ~ .
u> , ~ ,
.
.. 0", 9v [ .
. ~
.
r I -- -
--- ';;-
.. I
- ~ 0
. . I ... '"
c .:: 0 I
. : . h-; ~
~ - ~ I ...,. 0
"- .... .. ~" I
~~. .. ~
~ ~ '"
"" L -.J
) -- - --- .. []
I -- l
I I
...
. I 0
h~ I
'" ...,~
- ~"
~ I " I
~ .
- I 0
I 0 0
~ ....., 0
0 -...,
L J ~ 0 .. 0
.'" 0
- - 0 :"
.
..., . <;:
0 ~
0
0 "
0 .
-..., V
.. 0 .
0 ...
:'" ~
~
.. .
.
0
~
L... II
~ ~...,
~ 0
~ 0
':;'"
-=-
I, i
~ez) ~
0
w. z :0 ;; ,
c ~ . ,
~ :0 e 0
u ~ e- m .
"" 0 u '" G ~
0 0 ,
<L r ~ . 0 -
~ 0 ;
~ u 0 ~ .
co z ~ " i . "
~ .. i
z c 0 ~ "
::> " . ~
0 .
0 '" ~
~ ,
z
;;:
~ ':' ~
. ~ .
~ 0
':' ~ - 0
':' . .
0 ~ ~
0 ~ '" -':.
~
~ -':. .
"- . -
2
2 ;:.,
.; --, .
. r I 0
~ I "" -
" I 0 . I ~
"l 1-0<:: I
. I <...., ~
, I ~ ~ I
. I ~ I
" 0
. L__..J
- '-'
.0
~ . .
. . .
, .
." '0
-"
i
~
-
.
.
~
u
I'
I'
~ .
0 ::-
.
"- =
~ ~
~ ~ .
0 . , '"
~ '" .
.
~
-
~
. [,L
.
-
.
'-'
IL
-
.
. .
. "
. .
"-
~~
"-
'"
-
.
.
"
.
':'
:~
w. 0 -
u ~ ""
"
-< , 0 ~
0- .
~ ~ 0 ~
u ~
" ~ :.;; .
z ~
-
'" , <
~ 0
0 z ~
, 0 0
~ c ~
o
o
;;
o
-
~
o
z
o
~
.
o
;; .
. 0
e
" - w
" ~
o .
" , 0
.,~
~ , ; .
:;; ~ . .
~ ,
.
.
.
, " . +
~ Z-, LZ r 0
I
r
I ~r ~
~ .. ..
::r..~ '"
-,..,. '-.,
. <..; ~ 0
"-o~ ~t '? 0
~
~
N
I
~
I
II hlmr
~
-< ~ HJ
<..;
0
0
"
.~ ~ E
~ _ 0
. . 0
<.~
. ~ ~~
0
-
~
- ~
. ~ . .~ 4l E 0
~ ~ 0 0 ~" 0 u
- - . . 0
~ . . ~ . <"~ ~
0 '" . '"
o ~ ~ '-' . 0
. - ~ ~
, . . . ~ ~ E 0
. ... . . . . . '"
.~ 0 0 . ~ '-' ~ . 0 -
- u .- ~ .- .... "
. . ~ - . >~~
... 0 ~ . ~ 0
. . .-
~ ,:: 0 .
~ ~ ~
,:: ~ E
0
0
o~
<..; ~-
0 ._ 0
0 :>::
~ ~
0
u
-
[ . . 1....1
"o",oz .0', ,.
';>
0
~
"-
lS
~
'--
11
~ . y
0 1
- 0
. ~
'"
~
~
~ liI
0
~ i
~ I
~(D :~
w.
u
<e: 2
"-
'" ~
Cl ~
Z
;:;J ~
o
z
<
o
o
~
~
o
~
"'
o
z
o
;:
,
o
~ ~
E
H W~o.
c ,
.- .
~ ~
o .
i:l: ~
c
.
<
Z
C
"
.
o
0:
.
,
'"
,
'"
\.
~ 0., 9" I
-I
t I - - - - I ";;>
0
~ '"
- I . I ~
. ~ "'-e 0
..... ~
, . . ~" ;;:
.- I I
, . ,
. . ~ '" ~
, . .
~~ . L ~ 0
,
, . --- -
<: . ~ .
.
/' ~
I,
I - - I
I I
I ~ I
.
"'-e
I ..... I
~" ~
'" ~
I I 0
.... U':? 0
-....
- 0 ~ 0
. ~ 0 0
L J " ." :'"
0
- - ,
, . ~
. ~
~
~
~
.
,
.
.... ~
0
0
'"
~
0
;;:
~
.
0
.
~
!\c
,.
..:-~ II
c::. ~ 0
~"
Q
N
~
(l) ~l
. ~
~ . ::
.
. . 0 "? ~
0 . . '0'
. ~ '0' ~ "-
~ '"" ~ ~
~ 0 "- .
~ .
~
~
~
.
.
.
'-'
~-
--c-
~
.
.
.
'-'
u
"jr--..,
~ ] Q. 1
. I 0 . I
VI E-<..e I
I ....... ~
1 ~ ~ 1
I" I
L__...l
.
.
.
.
.
-
.-
~
.
~
.. ~L
w .0
u ~
""' -
'"
~
<=; ~
Z
:0 ~
0
~ -
.
'"
0....
o
'" 0
~ .
o
. 0
Qt::,
. ~
'" .
- 0
.
.
.
~
o
~
.
o
-
~
.
o
'-'
.
o .
'0
J
c...,
. .
. ~
~
~~
~
z
o
o
0
0 ~
.
~ .
:0 . W
'" ~ ~
0 0
z " ,
.
0 '"
;: .: .
.
. ~ <
0
0 !
. ~
.
.
u
z
o
o
'"
<
z
c
t
o
Iii
~
~
Q
N
Q
,
t.Ll, '"
u -:
<: 5
"- ~
~ ~
'" ~
Z ,
::J ;
o
tn ;;:
~
I,
I!E
1-11 ~-
: II .r
I 51
I I, 'I
I I,
I
I ffi
I r -
I
I I I
I ~ I I "'-
I I I -
I I I
I I Ii
I I
I I
I I II
I
I
II
II
Ii
.1
"
Iii
'"
I~n
L
-(--
~=::=
0
z 0 ;;
< ~
.. .
:;;: 0 E
. z '" B W
; " 0 0
. "
c ~ 0
- < ~
. ~ c
;; " ~ :g
0
0
c . i>
"" .
.
t-
-ii1
'I
I I
II
I I
I I
I I
I
I
I
I
I
I
I"
If:1 ,:
h 11
I I
I I I
I I I
I I I
I.-~~I I
I I I
I I I
I I I
I I I
L._-=_.J
r----
I
!
I
.
!
V
-
1
I
I
I
I
I
I
=
<
~
"
w. " ,
u 0
-< ~ -' :0
"" , ~ ~ ;; ,
~ 0 . 0
~ ~ . ~ E
'-' , ~ w
" 0 " -
~ 0 .
Z < z "
0
" , . ~ ~~ i .
~ 0 , ,
0 . :;i
c 0 i , <
~ , 0 ~
. . " .
.. ~
~
< <
< < [
< . -'
:!I ~
"'~
< -"
II. ,,~
I'
. t.I ii1
. '"
.
~.
U
. ~
.
II
i,
hl
II.
II
Ie
'I
\
I.
B~
-.
\.<.l' ::
u ~
<e: ;:
p.. ;.-
'"
p ::
z _
~ ;
o
'" -
z
1 1
-====
i
i'j
II.
ill
z
o
o
o ...:-
- =" .
~nW~H
~ ~ ~ .;, ~:
- s:: i c .::,.
~ :; j .. :
o (;:
... ~ ~
.
.
. "
" 0
o
-iCE:
<
" .
o 0
t -l
"
c
'"
"
"
"
"
"
LCL! j"/ I ~ .
~.~.:---.--r A
~
u.J'':.
U -:
<: :;:
0. ~
~
Cl ~
Z ,
=> ;
o
-
<
.
o
~ c ~ ~
~ H wo. : S
o ~~ ,..; 3~
z o~ ~ :~
o 1:lD)o "" :.,
- C ie,
t~; ~:
o ;;:
u.. ~ ~
.
~
"
~
u
0:
VJ ::
z
o
o
"
~
I.
i
m
- -Hl-
li
Ii
I
J
! .1
..::::. 1 J.. -
I I 1 .........
....
..L I 1
- "-
- I ==
I i 1 i
11 1 1 ~=
II iL I ..l.
..1 I 1
II I I .J.
~ - ~
Iii t:. I ~
.,., I I
'(.
III' I I I ~ ~
III
Tl I I t I
Ilr I
II! I I I t
L i I I
r- I
- -t i I I
. I
. I
Il I I
II I I . .
I I I n
I. -l 1 I I -
-- L I I
I I I I
I I I .. u
I t ur- I
- - ~ I I I
I I
I t" I ==== ~..~
..i
..
~ . ~ 1\\
- - I' I I I I
e
1
z
<(
-'
0.
"-
o.
0'
a:~
1'5
'i:
II
4'
:1
H
Ii
ft
~
, 0
"' , - 0 ;;
u - ~ .
~ < .. " 0
..: " 0 E
, :0 W
"- ~ 0 " ~
0 v
~ 0
~ L Z "
0 ~ c 0 ~~
Z - " ~ . ,
. ;e ~
'" 0 C 0
, W 0
0 "" ,; " .
.
~ - .
,
~
,. t-
~
G i
~ ~
~ .ll{~;'
"Jt
...
.:;
~
c
o
o
- --
~ ~ ~
~ n r~r:
~ ~; w u
o ~i ~:
~ St ~ :
.
w.
u ~
~
<( :.
... ~
~ ~
Cl ~
z -:
~ ;;
o -
~
.
Cl
~ ,
.
o
o
o
""
z
I I f ~'"
. .
j I ~i
. i
. Jl
, \ jH
I"' ~,
"
I
I
d~
l ! j~
o
o
QO ~ ~
o .0
~Hr~l~
EdWt!
o ~ ~ E ..
~ ~ ~ ::
~
= .
u ~
4: ~
Q.. --
~ ~
Cl ~
z -:
OJ ~
o -
. ,
,
Cl
o
,
o
o
<:
u:l E!.
.
z
-a . ~ .V> ~~
r~ I~~!
'{ l ~~~~t-
~ \1.\ ,<1,,~ ~
~ fi ~.\\ ~ f
~ l l~~ ~
l ~ ,~~'f-1
" '
~
.~
:"
'I J
'1= ~.
"
I~
~,
~. .~
.~
. ...
~
~
Iii ~
~ '.~
~ .',n
. ,~.~~
~ ..... -~ i ~
~d'\]!_~ ~
III <1\.... ~.
~ ~. .~ ~ ~
;~ ' '\ ~~. ~
:-; Ir- l ,
1/
~
. ~.
,,<-.
I
!;
.~
,
....
~.
~
:;, 'i.
~..
v,' .
,0,9
. ~ '"
f- "'I. ,
",,' ~.
. (
."" '
,~. .
"l. .
,,tl
~
~,
.~
.'l
:;:' I'
I
I
1
. .
.<Q ~ ,
~
lJ J..:rl
,.P ,,9,."i1:
I
,t
I
"'s. ._~-- __1<
I'" 1
1
~~ I }-m$
\li l
~ 0
" z
w 0 ;:; :0 ;; z i
~ ~ . 0 ~
u ~ " :0 E W
- '" . ,
-< , 0 u .
~ z 0 o . i
"- Q ,
~ ~ z 0
~ 0 ~ .
0 ~ ;: ~ . i .
- ~ ~ ~
z - u 0
" 0
:) ~ . . ;0 ,
0 .
~ ~
~ = "
. w
z
-~
,
t U[J\ ~R;:L-L)(_
"'2 ! ~ .rTIl.l:Sl [-Y&l9l;
h.~ ~~ !
l__--. i--X
i-vo.l
)~
j~ 1
'll~
I
, "
, .;<>0 I
]1 1 4>1
!.iL/~
YJ ~
ti t::.o ~
:E 1il",~
w~ .
'\ll
~-;
~~
~
m-r~
-.t' ~ \1.._'>(
-.. ~i ~. ~ol
~~.. I
LIE'
il~
><
<yopt
1}(_ !
j~tJI; 4: 1
\ x~~
\)1. \
,
I
,
)( i
-1
I
, 1
I ,
I _ I
L-
Ii
oj'
IJ\I
~
l
1
i
I
,...~
i::.
S:W
r';'
~'t\~
~D..1
V1J~~
Q,~~w..
~" ~~
V':~\.LID.
'"
J-
'"
~ ~
~l~
S~1i'
LL.Jl':'l
~
\)w^
f: ~:;;
- '> l\
.J iol '-'-
.;Wt
fJ 1(
~, ~
~:r l ~
~'<'"iS '.
'q ~
~R%{;
,,<J.~'"1-
Iir
~~
(.\,3;
~
(-\";
f~ J
IDlH~
~(,~-r;
~~~~
I!J -1'>-
:"
~ .
< .
. .
~ {
~~ r;:J~
~
.
I
I
~
~
+.;""'...
-i1
~-if
l~ ~
~ z
w 0
U 0 c
<( ~ " :0
0- - " ~ ;;
~ 0 . .
~ ~ - ~ ~
Cl i.i '" , . w ~ ,
~ 0 " 0
o .
Z . Q ,
c < 0 ,,1 ,
:0 v ;: ~
~ " - ,
0 z . .~ ;r; <
0 ~ j
~ , < o . . .
.: ~ 2
z .
. ~
;;:
j~
~! ~
17t~
p.. ,..'
_ 0 I-
!::A'~ ~ f}"
""t ~ _I
3e:
- "
r
~l~r
.. i ....
@-5 Q...a::;
,J
COlI .J:~"
"" :a r -
, ~
il~
4._'
.Y"
l~1
,td ~i
" ~
g' ::;i
~-:. ~i
Q)~:
;'"--t';
~'l'
~""I'
c-ItJ,
J
:tl
...-
1
.E
~
i',fi
~<-
S?'1"1
o ..:
~~f:i
'~ .c'
:=~,,,,,
<:C........1
t\J.\. !i
"/
.'
.-
.~
"-
~ ~
t N
~~.g -
_E'f:
!:ltt"> -
...",oJ
a
~s~
,0,
~Jj
'r
uS'"
~ ::.~
'. -
I-g{
"'~"
. ,
~...~
, ;!~
'! 'ii
,
.,
I I
~I
.~ ~
r:; ,
fc~
i "~
,.~
<
c
- 0
0 0 ;; ,
w. 0
U " ~ . 0
~ . 0 E m -
-< - ~ '" 0 ~
'" ~ 0 0
'" ~ Q . " ,
0 0
~ . <
Q ~ :; >: . ,
Z . :e ~ .
~ 0
::J ~ . 0
- . " ~
0 " .
'" , u .
~
z :;:
." .!>.r. "..to
II ! ,
"!
I
! :1
,
!
5
tJ
~~
~r
, ~
"J
--rr
o
[ "<
-.
":l ~';:t
I- ",
i .,
~~~j
..' - 'I";
,
..
I
,
~~
~i
.,
~-
i
i
!i~
~I
'.
II
r
0
w. c 0 ;;
~ - .
u c ~ . 0
~ ~ :0 s " -
." , c '" e 2 W
0. " 0 o .
'" ~ 0. . " , ~
0 ..~ ~ ,
0 ~ < ;; d . ;
;z; ~ :g l , :
c . 0
:> " 0
~ ., . " 2
0 .
'" , ~
z