The URL can be used to link to this page

Home My WebLink AboutEDA AGN 11-22-11AGENDA COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY Tuesday November 22, 2011 7:OOpm City Hall, Conference room 1 1. Call to Order /Roll Gary L. Peterson, President Bobby Williams Marlaine Szurek, Vice President Bruce Nawrocki Tammera Diehm, Secretary /Treasurer Gerry Herringer Donna Schmitt 2. Pledge of Allegiance CONSENT AGENDA 3. Approve Minutes of Special Meeting September 6, 2011 Executive meeting September 6, 2011 and October 10, 2011 Special meetings Approve financial report and payment of bills for August, September, and October 2011 on Resolution 2011 -17. Motions Motion: Move to waive the reading of Resolution 2011 -17, there being an ample amount of copies available to the public. Motion: Move to approve the minutes and adopt Resolution 2011 -17 approving payment of bills for August, September, and October 2011. BUSINESS ITEMS 4. Fourth Amendment Huset Park Development Resolution 2011 -18 -BNC Bank Motion: Move to waive the reading of Resolution 2011 -18 there being ample copies available to the public. Motion: Move to adopt Resolution 2011 -18, a Resolution approving the Fourth Amendment and Restated Contract for Private Redevelopment by and between Columbia Heights EDA and BNC Bank as Successor to Huset Park Development Corporation. 5. 37` and Central Amended Contract — Resolution 2011 -19 Motion: Move to waive the reading of Resolution 2011 -19 there being ample copies available to the public. Motion: Move to adopt Resolution 2011 -19 approving agreement for assignment and release of obligations, and amendment and restated contract for private redevelopment between Columbia Heights EDA and The City of Columbia Heights and 37 and Central LLC. 6. 3805 2 "0 Street— GMHC 7. Liquor license 8. Potential CDBG Application 9. Scattered Site Disposition 10. Administrative Update a. Work plan Goals Update b. Housing Report c. Tailor Shop 42 and Central for Sale (Discussion only) d. Meeting dates discussion 11. Adjourn ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE SPECIAL MEETING OF SEPTEMBER 6, 2011 IN CONFERENCE ROOM 1 The meeting was called to order at 6:30 pm by President -Gary Peterson. Members Present: Bruce Nawrocki, Gary Peterson, Bobby Williams, Gerry Ierringer, Marlaine Szurek. and Donna Schmitt. Members Absent: Tammera Diehm Staff Present: Walt Fehst, Scott Clark, Sheila Cartney, and Shelley Hanson. 2. PLEDGE OF ALLEGIANCE- RECITED 3. CONSENT AGENDA 1. Approve the Minutes of August 1 2011 for the Special Meeting 2. Approve the Financial Report and Payment of Bills for July 2011 per Resolution 2011 -12 Questions from members: Nawrocki asked if the proposed expenditures for phones for the 2012 budget figures discussed at the last meeting had been looked into. Clark said he did have a discussion with the Finance Director regarding that line item and changes were made to the amounts and how they are labeled. Motion by Schmitt, seconded by Herringer, to waive the Reading of Resolution 2011 -12, there being ample copies available to the public. All ayes. MOTIONPASSED. Motion by Schmitt, seconded by Herringer, to approve the minutes and to adopt Resolution 2011 -12, approving the Financial Report and payment of bills for July 2011. All ayes. MOTION PASSED. EDA RESOLUTION 2011 -12 RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) APPROVING THE FINANCIAL STATEMENT FOR JULY 2011 AND PAYMENT OF BILLS FOR THE MONTH OF JULY 2011. WHEREAS, the Columbia Heights Economic Development Authority (EDA) is required by Minnesota Statutes Section 469.096, Subd. 9, to prepare a detailed financial statement which shows all receipts and disbursements, their nature, the money on hand, the purposes to which the money on hand is to be applied, the EDA's credits and assets and its outstanding liabilities; and WHEREAS, said Statute also requires the EDA to examine the statement and treasurer's vouchers or bills and if correct, to approve them by resolution and enter the resolution in its records; and WHEREAS, the financial statement for the month of July 2011 has been reviewed by the EDA Commission; and EDA COMMISSION MINUTES PAGE September 6, 2011 WHEREAS, the EDA has examined the financial statement and finds them to be acceptable as to both form and accuracy; and WHEREAS, the EDA Commission has other means to verify the intent of Section 469.096, Subd. 9, including but not limited to Comprehensive Amoral Financial Reports, Annual City approved Budgets, Audits and similar documentation; and WHEREAS, financials statements are held by the City's Finance Department in a method outlined by the State of Minnesota's Records Retention Schedule, NOW, THEREFORE BE IT RESOLVED by the Board of Commissioners of the Columbia Heights Economic Development Authority that it has examined the referenced financial statements including the check history, and they are found to be correct, as to form and content; and BE IT FURTHER RESOLVED the financial statements are acknowledged and received and the check history as presented in writing is approved for payment out of proper funds; and BE IT FURTHER RESOLVED this resolution is made a part of the permanent records of the Columbia Heights Economic Development Authority. Passed this 6th day of September, 2011. MOTION BY: Schmitt SECONDED BY: Herringer AYES: All ayes BUSINESS ITEMS 4. REVIEW OF SCATTERED SITE HOUSING TIF PLAN Clark explained that action taken by the EDA on April 28, 2009 started the process of acquiring blighted properties, most of which were in foreclosure or short sales status. The goal of the EDA was to purchase these properties and then recapitalize the originating TIF District (C8) from both sales proceeds and tax increment (to be created through a Scattered Site Housing District). These funds would be used for additional housing program needs. At this meeting the EDA is reviewing the draft TIF Plan which is a requirement in order to create the Scattered Site TIF District. The EDA will formally act on the Plan at their October meeting, with a public hearing to be held by the City Council on October 10, 2011. This TIP Plan is not an agreement on how to sell the properties or at what price. There are some assumptions within the Plan but these serve as a general guideline for various computations. Staff will present information in November and have a discussion on disposition policies at that time. EDA Commission Minutes Page 3 September 6, 2011 Questions by members regarding the proposed TIF Plan: Nawrocki asked if the district would only include 23 parcels. He was told that was true. Nawrocki noted that the City owns 17 parcels, not 16. He said the City should look at the possibility of selling the properties, with restrictions, so they could be built on now. Clark stated that is a policy decision that will be discussed in November. Nawrocki went on to state the taxes generated to pay for City, County, and School District services will be tied up in this TIF District and that the citizens will have to pay extra to make up the reduction in tax dollars generated for this District. Clark said that is an issue the Board has to decide. Do they want to set up a fund for housing and redevelopment to meet future needs. If so, this is a tool to use to provide the funding needed to do that. If they decide not to establish this District, Clark stated, the General Fund will not have the funds available to allow for dollars that could be used for housing improvement programs. Schmitt stated she understands what Nawrocki is saying, but pointed out that these properties are not generating tax dollars now, so in fact, residents are paying taxes to cover services already. She said that eventually houses will be built on the properties and it will bring new residents and consumers into our community. Fehst pointed out that even if the TIF District is established, once the properties are sold and built on some tax dollars will go to the City, County and School District. The taxes generated for the City, County, and School District would be a frozen amount based on the value of the lot with the additional amount going into the TIF District for the approved period of time. Schmitt asked if TIF Districts have ever been paid off early? Fehst replied that he doesn't believe any have ever been paid off early, but all the Districts have been successful. Clark told members that housing redevelopment and programs encouraging improvements to existing housing area vital city service just like Police and Fire. The City must stay on top of blight to keep neighborhoods healthy and to prevent a drain on other city departments and services. Nawrocki stated that cities must make choices and only provide services that are absolutely necessary, not those that are nice or "desired ". FIerringer asked if the District would be locked in at 23 parcels, or if parcels could be added to this District if we purchase more in the future. Stacey Kvilvang from Ehlers & Assoc. responded that in order to expand the District later, it would require an amendment and a Public Hearing. Peterson asked if we can still buy houses. Clark told him yes, the new purchases just wouldn't be part of this TIF District. We can still buy, demolish and sell properties as decided by the Council. Nawrocki again stated he thinks the properties should just be sold as is, and not establish this District. He thinks developers should build on these sites so the full tax revenue goes directly to the City, County, and School District as soon as possible. He doesn't think the City needs to worry about redevelopment of the housing stock in the City at this time. No action was required at this time. EDA Commission Minutes Page 4 September 6, 2011 5. ALLOCATION OF FUNDS FOR CITY'S SINGLE FAMILY DEFERRED LOAN PROGRAM - RESOLUTION 2011 -13 Cartney explained that for the past four years the EDA has administered two home improvement programs: Rehab Incentive Program and Single Family Deferred Loan Program (SFDL), and every year a reallocation of funds is done by resolution to keep the programs ruining. In February of this year staff requested that funds be allocated to the Rehab Incentive program and not the SFDL program. The SFDL program still had $24,000 remaining from the previous year. The Rehab program was funded with $50,000 this year and the SFDL was to use the remaining funds from last year. Since the beginning of 2011 the City took over administering the programs and staff has approved five SFDL applications in a total amount of $21,587.00 therefore the 2010 funds are ruining out. If the EDA would like to continue this program an allocation of funds is necessary. Typically the EDA allocates $35,000 to this program from the Capital Improvement Development Fund (420). Single- Family Home Deferred Loan Program (SFHD) The purpose of the Single - Family Home Deferred Loan Program (SFHD) is to provide low- interest loans to homeowners of lower income to complete structural improvements that would help maintain the quality of their homes and the City's housing stock. Assistance is targeted at homeowners who need to perform home maintenance, but who may not be able to pay a monthly debt service of a conventional loan. The SFHD would provide half of the total project costs, or up to $7,500, in a deferred loan to homeowners making 80% of the median area income or less ($67,200). To qualify for the program, the homeowner must provide matching funds for the remaining project costs. Home equity loans or an MHFA loan qualify as matching funds. Exterior home improvements related to health and safety, code violations or energy efficiency, such as windows, siding and roofs would be eligible. Repayment of the loan, plus simple interest of two percent, will be required upon sale of the house or transfer of title. The homeowner can use the proceeds from the sale of the house to pay the loan. Repaid loans will be returned to the funds available to finance future loans. A lien applied to the property ensures that the loan will be repaid. Staff recommends the EDA fund the SFDL program. Questions from members: Nawrocki stated he thinks the administration of these two programs should go back to GMHC. He doesn't think there is any advantage to having the City administer this, versus GMHC. Clark told members that since we took over there has been a lot of positive feedback from residents who started with GMHC and finished the process with us. I-Ie said they prefer to be able to take care of this locally rather than chasing down to Minneapolis. They are happy that they get prompt responses to their questions and like dealing with staff here better. EDA Commission Minutes Page 5 September 6, 2011 Schmitt asked how many years we have allocated funds for these programs. Cartney said about $50,000 has been allocated each year for the past four years. Last year we had $24,000 remaining in the Single Family Deferred Loan Program fund so the allocation for 2011 was not done earlier. One of the members asked if any money had come back into the program yet due to someone selling their home. The answer to that is no. Motion by Szurek, seconded by Schmitt, to waive the reading of Resolution 2011 -13 there being ample copies available to the public. All ayes. MOTION PASSED. Motion by Nawrocki to remove the third Whereas section as follows: "WHEREAS, in 2011 the City's Community Development Department, in order to provide better service for the residence of the community, has taken over the duties of providing information and implementing these programs, and" The motion died for lack of a second. Peterson wondered why Nawrocki is so against the Community Development Department and the purpose it serves. Nawrocki wanted the record to show it is premature to allocate these funds since the 2012 budget hasn't been approved yet. Schmitt asked if the fund allocation was coming from the 2011 or 2012 budget. Clark said it isn't coming out of the budget. The funds are re- allocated from the 420 fund which is set up for this purpose, and these transfers are only asked for when needed. Motion by Szurek, seconded by Schmitt, to adopt Resolution 2011 -13, a Resolution approving funding for the Single Family Deferred Loan Program (SFDL) in the amount of $35,000 from Fund 420. Roll Call: Hettinger, Szurek, Schmitt, Williams, and Peterson — aye Nawrocki -nay. MOTION PASSED. EDA RESOLUTION NO. 2011-13 A RESOLUTION APPROVING FUNDING FOR THE SINGLE FAMILY DEFERRED LOAN PROGRAM ($35,000) WHEREAS, since 2002 the Greater Metropolitan Housing Corporation (GMHC) has provided housing consulting services for the City of Columbia Heights, and WHEREAS, over time the majority of their service time has centered on the City's Rehabilitation Incentive Program and the City's Deferred Loan Program process, and EDA COMMISSION MINUTES Page 6 September 6, 2011 WHEREAS, in 2011 the City's Community Development Department, in order to provide better service for the residence of the community, has taken over the duties of providing information and implementing these programs, and WHEREAS, this resolution seeks to authorize and provide additional funds for the continuation of the City's Deferred Loan Program, to be administered by the City, NOW THEREFORE BE IT RESOLVED THEREFORE, BE IT RESOLVED, that the EDA allocates $35,000 for the Single Family Deferred Loan (SFDL) Program from Fund 420 — Capital Improvement Development Fund. Passed this 6 Day of September President, Gary Peterson Walter Fehst, Executive Director 6. ROOT PROPERTY INVESTIGATION GRANT Clark explained that on July 18, 2011 the City of Columbia Heights received official notification from Anoka County that the Root Property, 3930 University Ave. (map enclosed) was taken into a State Trust as a tax forfeiture parcel. Based on State law, the County becomes the manager of the property and eventually handles the disposition of the parcel. It is obvious that this is an unusual property due to the potential levels of site contamination issues, and it is doubtful that the property could be sold at auction and put back into productivity. Therefore, staff is making a series of recommendations to the EDA to assist in the long term process of cleaning this property and to establish this as a redevelopment site (identified as a redevelopment "Area of Opportunity" within the City's Comprehensive Plan, August 2010 -page 20, Figure 2 -3). This site has been problematic for the City for a number of years. This includes a series of abatements of the property for general clean -up, removal of mercury containers in October of 2007 and demolition and contaminated ash removal from afire in 2010. It should be noted that the tax forfeiture process eliminates the existing abatement assessments against the property, but once the property is sold to the private market the City can reassess. The last action to note was that the City sponsored a Department of Employment and Economic Development (DEED) grant for the property owners in 2009, but those owners failed to act on the grant due to their inability to provide the required matching equity. All of this history leaves the City in a position to be the agent of change, since Anoka County is merely a property manager of the site and have no driving reason to remedy the issues at hand. EDA Commission Minutes Page 7 September 6, 2011 However, Anoka County is willing to cooperate in the City's goal to clean the site, and therefore, will allow access to the site. Based on this staff is recommending the following: 1) The EDA (City) should apply for an investigation clean -up grant from DEED similar to the one secured in 2009. Although the City does not own the property, DEED will allow us to apply directly based on consent of the County. In turn, staff has had discussions with the County who stated that they would allow, based on their approval process, consent to the grant and allow access to the property for investigation. Completion of these actions will position the City to apply for the next series of grants which are for the actual brownfield clean -up funds. The initial investigation grant has a 25% equity participation match so if the EDA desires to proceed, a motion to obligate these funds will be necessary. In addition to this grant, it is assumed that the City /EDA will continue on with a general clean -up grant which could be significant in cost. Based on this, staff is recommending that $50,000 in Anoka County Levy money be appropriated to a Root property fund. This appropriation would have to be acted on by the Council and actual expenditure blocks would have to be acted on by the EDA, so this is not a blanket request for expenditure authorization up to the $50,000. 2) The second part of this grant is to secure an environmental consultant that will both assist in the grant application and to do the actual work, if the grant is funded. The quotes that were received are as follows: Pro Source- range of $32,790 to $42,620 American Engineering Testing- $24,225 Bay West - $31,623.50 Since these bids were received late Thursday a recommendation is being made at this meeting by staff so that the Community Development Department could confer with the City Engineer. The bids were reviewed individually and collectively, and both parties agreed to recommend Bay West as the Contractor to enter into an agreement with. If the grant is successful staff will work with the County and DEED to move to the next step in the process which will be grants for actual clean -up. Staff recommends that the EDA apply for an investigation grant, appropriate $50,000 for a Root property clean -up fund through the Anoka County Levy funds (and authorizing an actual expenditure of $10,000 for the investigation phase) and enter into an agreement with Anoka County allowing the grant to commence, and entering into a service agreement with an environmental firm for the initial work. Staff is recommending the City choose Bay West even though they are not the low bidder. Clark told members the Bay West proposal included more tests than the other companies that will most likely be required at a later date. They will be doing double the number of probes, deeper probes, they will do a ground water analysis, concrete sampling, and test the site for buried matter. This company is familiar with the site as they did the ash cleanup and mercury testing already. Clark said they had the most complete bid which may help get the grant application approved. FDA Commission Minutes Page 8 September 6, 2011 Clark also relayed Diehm's position on this matter to the Board since she could not be in attendance tonight. Diehm feels the City needs to be the driving force in the effort to clean this site since no one else will do so. The property is no good to anyone in the state it is in and could possibly sit there for years as is. It will not be attractive to any developer due to unknown contamination and the costs involved to make that determination as well as to clean the site. uestions from Members: Szurek asked if the authorization of the $10,000 was just to get a report on the amount and type of contamination. Clark told her yes, and the grant would also pay for some of the analysis and possibly lead to the clean -up of the site. Herringer asked if we go through this whole process, who would own the property? Clark stated that once the site is clean the City and County would have to talk about obtaining ownership of the site. All this depends on whether we can get the grants approved to proceed with this effort. Currently the State owns the property. It is unknown at this time how much additional expense it would be to get title to the property. Nawrocki asked what the difference was between Bay West and ProSource. Clark stated that ProSource was about $10,000 higher and did not include testing of the concrete, ground water, or deep probes. Nawrocki asked about the forfeiture process and questioned why the State has title to the property. Clark explained that the State owns in as a Trustee and that the County manages and makes decisions on the site while in tax forfeiture status. Nawrocki suggested making the State clean it up since they own it. Clark said they don't normally do that and since they are not trying to develop the site, they have no interest in expending any finds on it. And the County will maintain it and mow grass, but they will not expend funds to clean it up either. Fehst said if the City takes the lead, they will support our efforts, but neither the State, nor County will actually participate in the process. Clark said the City needs to authorize the expenditure of $10,000 to get information on the extent of the contamination so informed decisions can be made. We are using the bid figures to apply to the State for clean-up grants, and the $10,000 is to cover the City's portion. The grant will cover up to 75% of the cost. Clark explained the recommended motion called for $50,000 to be appropriated from the Anoka County Levy Funds in case we decide to move forward with the clean -up, but only $10,000 of that amount is being authorized for expenditure at this time. This is just to obligate the Levy funds to cover any additional expenses. Nawrocki felt that only the $10,000 amount should be approved. Some of the other members agreed so there was a discussion regarding the motion. EDA Commission Minutes Page 9 September 6, 2011 Motion by Nawrocki, seconded by Williams, to direct staff to initiate and complete the following: 1) Take all actions necessary to create a $10,000 appropriation fund designated for the Root Property at 3930 University -funds to be secured through the City's Anoka County HRA Levy program. 2) Authorize the staff, based on review by the City and /or EDA Attorney, to enter into an Agreement with Anoka County that will allow the City to apply for an investigation grant, through DEED, by November 1, 2011. 3) Authorize up to $10,000 of actual dollar expenditure as part of the 25% equity contribution required for the grant. 4) Accept a bid for environmental work from Bay West based on successful funding of the grant. All ayes. MOTION PASSED. A Resolution will go to the City Council. The meeting was then adjourned to an executive session to discuss the possible purchase of 4641- 4647 Tyler Street NE. The meeting and Executive Session were adjourned at 8:05 pm. Respectfully submitted, Shelley Hanson Secretary ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE EXECUTIVE SESSION SEPTEMBER 6, 2011 IN CONFERENCE ROOM 1 The meeting was called to order at 7:40 pm by President -Gary Peterson. Members Present: Bruce Nawrocki, Gary Peterson, Domra Schmitt, Bobby Williams, Gerry Herringer, and Marlaine Szurek. Members Absent: Tammera Diehm Staff Present: Walt Fehst, Scott Clark, Sheila Cartney, and Shelley Hanson. The purpose of the meeting was to consider the purchase of 4641 and 4647 Tyler Street Cartney explained that in May 2009, the City and EDA modified the Tax Increment Plan for the Kmart/ Central Avenue TIF District (T4) to include 55 parcels in the "Sheffield Neighborhood." The plan provides for a wide range of redevelopment work that is including, but not limited to, acquisition, demolition, utility and street work. Additionally the city was awarded a CDBG grant in the amount of $170,000 for demolition of properties located in the Sheffield neighborhood. As part of the grant application the Council approved the Sheffield Neighborhood Action Plan (SNAP) that includes a collaborative effort between departments and outside sources for this area. To date the City /EDA has purchased 7 parcels in the Sheffield neighborhood and demolished all the buildings associated with these parcels. The majority of the parcels have been located on Polk Street. There has been a significant decrease in crime and calls for service as well as code enforcement issues on Polk Street. Removing these structures is the first step in stabilizing this area. The Police Department continues to dedicate significant time and resources to this area. City departments have been working collectively on different levels of enforcement in this area as well to try to sustain and improve these neighborhoods. Anoka County Community Action Program (ACCAP) owns the properties at 4641 and 4647 Tyler Street and has approached the city to purchase these properties. ACCAP has stated they have had difficulties in finding good tenants for these properties and no longer wish to own and operate these facilities. ACCAP approached the city before going to the open market because they support our redevelopment efforts in this area. The City /EDA does not own property on Tyler Street and see this as an excellent opportunity for a socially responsible acquisition in making a physical environmental change to this block and in our efforts to restructure the neighborhood density and land configuration (the lots are 7,680 square feet each). The Police Department has increased their resources to Tyler Street and is in full support of this purchase and sees this as another positive step for the community Police Chief Nadeau sent a letter supporting this action. The payable 2012 market value for the ACCAP properties is 315,000 each ($630,000 total), the appraised value for the two properties is $186,800 each ($373,600 total). ACCAP has indicated they would be willing to sell to us for a little below appraised value and they would remove usable appliances and materials from the units. Staff recommends entering into negotiations for the purchase of the four - plexes at 4641 and 4647 Tyler Street, by approving the Resolution authorizing a purchase price up to a maximum price of $320,000. EDA Executive Session Minutes Page 2 September 6, 2011 uestions from members: Nawrocki said the property looks to be in good condition from the outside. Clark said the buildings are currently unoccupied and are being maintained by ACCAP. They are structurally sound, but the neighborhood prevents ACCAP from finding good renters. Since the buildings are empty, there would be no re- location expenses if the City chooses to move forward with the purchase and demolish them. Clark went on to explain that the buildings next door were recently purchased and that new owner currently has a mitigation plan with the Police Department now. The property in question has two 4- plexes on a small lot with no room for parking or garages. If it is sold on the private market, staff feels it will have the same problems as ACCAP has experienced and as the neighboring property has. This is an opportunity for the City to purchase the property at a reduced rate, and not have to deal with additional costs associated with existing tenants. Nawrocki felt the buildings could be saved. He thought an effort should be made to rent them out with restrictions on the tenants. He suggested hiring a manager to oversee the property. No one else seemed interested in the City being landlords for rental property. Schmitt asked where the money would come from if the purchase is approved. Cartney explained it would come out of the expanded TIF Increment District (T4) and there are funds to cover the purchase. Motion by Peterson, seconded by Williams, to waive the reading of Resolution 2011 -14, there being ample copies available to the public. All ayes. MOTIONPASSED. Motion by Peterson, seconded by Williams, to adopt Resolution 2011 -14, authorizing staff to enter into negotiations with ACCAP for the purchase of the four plexes located at 4641 and 4647 Tyler Street with a maximum purchase price of $320, 000, using fund 371. Furthermore to authorize the Mayor and Executive Director to enter into an agreement for the same. All ayes. MOTION PASSED. COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION 2011 -14 RESOLUTION AUTHORIZING EXECUTION OF A PURCHASE AGREEMENT FOR CERTAIN REAL PROPERTY LOCATED AT 4641 TYLER STREET NORTHEAST AND 4647 TYLER STREET NORTHEAST IN THE CITY AND ASSIGNMENT THEREOF TO THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY Section 1. Recitals 1.01. The Columbia Heights Economic Development Authority (the "Authority ") administers the Downtown CBD Redevelopment Project (the "Project') within the City, which was established under Minnesota Statutes, Sections 469.001 to 469.047 (the "HRA Act'). 1.02. The Authority has undertaken a program to acquire homes in the Project in order to address foreclosure problems and remediate and prevent the emergence of blight. EDA Executive Session Minutes Page 3 September 6, 2011 1.03 City staff is negotiating a Real Estate Purchase Agreement with the Anoka County Community Action Program ACCAP (the "Seller ") dated as of July 25, 2011 including all related addenda and disclosures thereto (collectively, the "Purchase Agreement "), for real property located at 4641 Tyler Street Northeast and legally described as follows: ALL OF LOT 25 & S 20 FT OF LOT 26, BLK 2, SHEFFIELDS 2ND SUB and 4647 Tyler Street Northeast and legally described as follows: LOT 27 BLK 2 SHEFFIELDS 2ND SUB, TOG /W LOT 26 SD BLK, EX S 20 FT THEREOF, SUBJ TO EASE OF REC (the "Properties "), which Purchase Agreement is contingent upon approval by the Economic Development Authority. 1.04. The Purchase Agreement will be prepared once a price is negotiated and on file with the City Manager, and /or the Executive Director of the EDA. Section 2. Approval and Assignment 2.01. The Purchase for the Property is hereby approved, and the execution of the Purchase Agreement by the EDA is hereby ratified. Pursuant to the Purchase Agreement, the EDA will purchase these Properties for up to $320,000. City staff and officials are authorized and directed to take all such other actions to complete the purchase of the Property, including without limitation execution of all documents and agreements related to such transaction. 2.02. Contingent upon approval of the Authority, the City hereby assigns its interests in the Purchase Agreement to the Authority. City staff and officials are authorized and directed to take all such other actions to complete the assignment of the City's interests in the Purchase Agreement to the Authority, including without limitation execution of any documents and agreements necessary to effectuate such assignment. Passed this 6 day of Septembei Offered by: Peterson Second by: Williams Roll Call: All ayes ATTEST: Shelley Hanson, Secretary President Gary L. Peterson The meeting and Executive Session were adjourned at 8:05 pm. Respectfully submitted, Shelley Hanson Secretary ECONOMIC DEVELOPMENT AUTHORITY (EDA) MINUTES OF THE SPECIAL MEETING OF OCTOBER 10, 2011 IN CONFERENCE ROOM 1 The meeting was called to order at 6:30 pm by President -Gary Peterson. Members Present: Bruce Nawrocki, Gary Peterson, Tammera Diehm, Domia Schmitt, Gerry Herringer, and Marlaine Szurek. Members Absent: Bobby Williams Staff Present: Walt Fehst, Scott Clark, and Sheila Cartney. 2. PLEDGE OF ALLEGIANCE - RECITED BUSINESS ITEMS 3. CREATION OF A SCATTERED SITE HOUSING TIF DISTRICT Clark stated that at the April 28, 2009 EDA meeting the commission directed staff to implement all necessary steps to create a Scattered Site Housing District. This district will include 23 parcels with the majority of them owned by the City. The increment generated by the District will replenish the old C8 Redevelopment District (the original source for the scattered site) to allow the city to have additional funds for housing activities. The public hearing for this Plan was called for on August 1, 2011 and an additional discussion was held on September, 6, 2011. Clark explained that the EDA is to act on the attached resolution and the City Council will act on the Plan at a public hearing following the meeting. In addition, according to TIF accounting rules a formal interfund loan must be created between the two districts and that action is memorialized in Resolution 2011 -16. Staff is recommending the Plan as written. Questions /Comments from members: Bruce Nawrocki questioned if the attached report is what we paid Ehler's $10,000 for? Scott Clark responded that the report is part of what we get for their fee along with other documents, district support and reporting assistance. Nawrocki had several questions page specific in the report they are as follows. Section 2 -1 indicates the scattered site TIF district is in the Central Business District (CBD) Redevelopment Project, when was this created? Clark explained that the CBD is the enabling district that was created a long time ago. Nawrocki asked how we get tax increment from the CBD and Clark explained that appendix C describes the parcels in the scattered site district and those are the parcels we collect increment from. Nawrocki asked about the parcels the city doesn't own and why we want to acquire them. Clark explained that we are not acquiring the lots they are just included in the district so we can collect the tax increment from those parcels. Clark confirmed this is a 25 year district. Nawrocki commented that we can't pay for any other services for 25 years. Clark explained that in present day value that the in 25 years the city is giving up about $12,000 to the general fund and putting that money in the housing fund. Nawrocki questioned what a UTA is. Clark explained it stands for Unique Taxing Area, the watersheds decide the areas. Nawrocki questioned 2 -5 the $1.4million. Clark explained that amount is the total increment collected over the life of the district best case scenario; usually districts collect 25 -30% less. Nawrocki stated he does not agree with the "but for" statement in subsection 2 -14. Clark explained that "brit for" using tax increment we wouldn't be able to pay back the total cost of lot acquisition, demolition and related expenses. Nawrocki questioned why we had to pay back the other district. Clark stated that is a policy question that was decided in 2009. Donna questioned Subsection 2 -19 the four year rule where demolition, rehab, renovation or other site improvements must take place on the site within four years or the site shall be excluded from the original net tax capacity of the district. Clark was going to look into this further. Donna also asked if we can sell a lot to a neighbor and not develop it. Clark explained that we can we would just take that lot out of the district. Motion by Donna Schmitt, seconded by Marlaine Szurek, to waive the reading of Resolution 2011 -15 there being ample copies available to the public. All ayes. MOTION PASSED. Motion by Donna Schmitt; seconded by Marlaine Szurek, to adopt Resolution 2011 -15, a Resolution adopting a Downtown Central Business District (CBD) Revitalization Plan for the CBD Redevelopment project; establishing the City -wide Scattered Site Housing Tax Increment Financing District therein, and adopting a TIF plan therefor. Bruce Nawrocki wanted the record to show that he is opposed to this program and that this he is of'the opinion that there is a more cost effective way to dispose of the properties by putting them on the market. Roll Call: Peterson Aye, Diehm Aye, Schmitt Aye, Herringer Aye, Szurek Aye, Nawrocki Nay. Motion passes 5 to 1. Motion by Donna Schmitt, seconded by Marlaine Szurek, to waive the reading of Resolution 2011 -16 there being ample copies available to the public. All ayes. MOTION PASSED. Motion by Marlaine Szurek, seconded by Donna Schmitt, to approve Resolution 2011 -16, a Resolution authorizing an inlerfund loan for advance of certain costs in connection with the City -wide Scattered Site Housing Tax Increment Financing District. Nawrocki questioned where this money comes from; Clark stated it comes from the tax increment district. Roll Call: Peterson Aye, Diehm Aye, Schmitt Aye, Herringer Aye, Szurek Aye, Nawrocki Nay. Motion passes 5 to 1. COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION 2011 -15 RESOLUTION ADOPTING A DOWNTOWN CENTRAL BUSINESS DISTRICT (CBD) REVITALIZATION PLAN FOR THE CBD REDEVELOPMENT PROJECT, ESTABLISHING THE CITY -WIDE SCATTERED SITE HOUSING TAX INCREMENT FINANCING DISTRICT THEREIN, AND ADOPTING A TIF PLAN THEREFOR. WHEREAS, it has been proposed by the Board of Commissioners (the "Board ") of the Columbia Heights Economic Development Authority (the "EDA ") and the City of Columbia Heights (the "City ") that the EDA adopt a Modification to the Downtown Central Business District (CBD) Revitalization Plan (the "Downtown Central Business District (CBD) Revitalization Plan Modification") for the CBD Redevelopment Project (the "Project Area ") and establish the City -Wide Scattered Site Housing Tax Increment Financing District (the "District ") and adopt a TIF Plan (the "TIF Plan ") therefor (the Downtown Central Business District (CBD) Revitalization Plan Modification and the TIF Plan are referred to collectively herein as the "Plans "), all pursuant to and in conformity with applicable law, including Minnesota Statutes, Sections 469.090 through 469.1082, and Sections 469.174 to 469.1799, inclusive, as amended (the "Act "), all as reflected in the Plans and presented for the Board's consideration; and Page 3 WHEREAS, the EDA has investigated the facts relating to the Plans and has caused the Plans to be prepared; and WHEREAS, the EDA has performed all actions required by law to be performed prior to the adoption of the Plans. The EDA has also requested the City Planning Commission to provide for review of and written comment on Plans and that the Council schedule a public hearing on the Plans upon published notice as required by law. NOW, THEREFORE, BE IT RESOLVED by the Board as follows: 1. The EDA hereby finds that the District is in the public interest and is a "housing district" under Minnesota Statutes, Section 469.174, Subd. 11, and finds that the adoption of the proposed Plans conform in all respects to the requirements of the Act and will help fulfill a need to develop an area of the State of Minnesota for affordable and high quality housing. 2. The EDA farther finds that the Plans will afford maximum opportunity, consistent with the sound needs for the City as a whole, for the development or redevelopment of the Project Area by private enterprise in that the intent is to provide only that public assistance necessary to make the private developments financially feasible. 3. The boundaries of the Project Area are not being expanded. 4. The reasons and facts supporting the findings in this resolution are described in the Plans. 5. The EDA elects to calculate fiscal disparities for the District in accordance with Minnesota Statutes, Section 469.177, Subd. 3, clause a, which means the fiscal disparities contribution would be taken from outside the District. It is not anticipated that the District will contain commercial /industrial property. As a result, there should be no impact due to the fiscal disparities provision on the District. 6. Conditioned upon the approval thereof by the City Council following its public hearing thereon, the Plans, as presented to the EDA on this date, are hereby approved, established and adopted and shall be placed on file in the office of the Executive Director of the EDA. 7. Upon approval of the Plans by the City Council, the staff, the EDA's advisors and legal counsel are authorized and directed to proceed with the implementation of the Plans and for this purpose to negotiate, draft, prepare and present to this Board for its consideration all further plans, resolutions, documents and contracts necessary for this purpose. Approval of the Plans does not constitute approval of any project or a Development Agreement with any developer. 8. Upon approval of the Plans by the City Council, the Executive Director of the EDA is authorized and directed to forward a copy of the Plans to the Minnesota Department of Revenue and the Office of the State Auditor pursuant to Minnesota Statutes 469.175, Subd. 4a. 9. The Executive Director of the EDA is authorized and directed to forward a copy of the Plans to the Anoka County Auditor and request that the Auditor certify the original tax capacity of the District as described in the Plans, all in accordance with Minnesota Statutes 469.177. Passed this 10 °i day of October 2011. President, Gary Peterson ATTEST: Executive Director, Walter Fehst Page 4 COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION 2011 -16 RESOLUTION AUTIIORIZING AN INTERFUND LOAN FOR ADVANCE OF CERTAIN COSTS IN CONNECTION WITH THE CITY -WIDE SCATTERED SITE HOUSING TAX INCREMENT FINANCING DISTRICT. BE IT RESOLVED by the Board of Commissioners (the "Board ") of the Columbia Heights Economic Authority (the "EDA ") of the City of Columbia Heights, Minnesota, as follows: WHEREAS, the City Council for the City of Columbia Heights, Minnesota (the "City"), intends to establish the City-Wide Scattered Site Housing Tax Increment Financing District (the "TIF District ") within the Central Business District Redevelopment Project (the "Project "), and will adopt a Tax Increment Financing Plan (the "TIF Plan ") for the purpose of financing certain improvements within the Project. WHEREAS, the EDA has determined to pay for certain costs identified in the TIF Plan consisting of land /building acquisition, site improvements /preparation, other qualifying improvements, interest and administrative costs (collectively, the "Qualified Costs "), which costs may be financed on a temporary basis from EDA funds available for such purposes. WHEREAS, under Minnesota Statutes, Section 469.178, Subd. 7, the EDA is authorized to advance or loan money from the EDA's general fund or any other fund from which such advances may be legally authorized, in order to finance the Qualified Costs. WHEREAS, the EDA intends to reimburse itself for the Qualified Costs from tax increments derived from the TIF District in accordance with the terms of this resolution (which terms are referred to collectively as the " Interfund Loan "). NOW THEREFORE BE IT RESOLVED by the Board as follows: 1. The EDA hereby authorizes the advance of up to $1,573,000 from any available EDA Funds, to pay for Qualified Costs. The term "Qualified Costs" include sale of parcels previously acquired by the EDA, which sale is made for a reduced price necessary to induce development of affordable housing. The difference between sale proceeds and the EDA's costs in acquiring the parcel and preparing it for development represents an advance of Qualified Cost on the date of each such closing. The EDA shall reimburse itself for such advances together with interest at the rate stated below, all as described in this Resolution. Interest accrues on the principal amount of Qualified Cost from the date of each advance, at the rate of 4% (which rate is within the maximum rate of interest permitted to be charged as of the date of this Resolution). 2. Principal and interest ( "Payments ") on the Interfund Loan shall be paid semi - annually on each August 1 and February 1 (each a "Payment Date "), commencing on the first Payment Date on which the EDA has Available Tax Increment (defined below), or on any other dates determined by the Executive Director of the EDA, through the date of last receipt of tax increment from the TIP District. 3. Payments on this Interfund Loan are payable solely from "Available Tax Increment," which shall mean, on each Payment Date, tax increment generated in the preceding six (6) months with respect to the property within the TIF District and remitted to the City by Anoka County, all in accordance with Minnesota Statutes, Sections 469.174 to 469.1799, all inclusive, as amended. Payments on this Interfund Loan may be subordinated to or on parity with any outstanding or future bonds, notes or contracts secured in whole or in part with Available Tax Increment, as determined by the Executive Director. Page 5 4. The principal sum and all accrued interest payable under this Interfund Loan are pre - payable in whole or in part at any time by the EDA without premium or penalty. No partial prepayment shall affect the amount or timing of any other regular payment otherwise required to be made under this Interfund Loan. 5. This Interfund Loan is evidence of an internal borrowing by the EDA in accordance with Minnesota Statutes, Section 469.178, Subd. 7, and is a limited obligation payable solely from Available Tax Increment pledged to the payment hereof under this resolution. This Interfund Loan and the interest hereon shall not be deemed to constitute a general obligation of the State of Minnesota or any political subdivision thereof, including, without limitation, the EDA. Neither the State of Minnesota, nor any political subdivision thereof shall be obligated to pay the principal of or interest on this Interfund Loan or other costs incident hereto except out of Available Tax Increment, and neither the full faith and credit nor the taxing power of the State of Minnesota or any political subdivision thereof is pledged to the payment of the principal of or interest on this Interfund Loan or other costs incident hereto. The EDA shall have no obligation to pay any principal amount of the Interfund Loan or accrued interest thereon, which may remain unpaid after the final Payment Date. 6. The EDA may amend the terms of this Interfund Loan at any time by resolution of the Board, including a determination to forgive the outstanding principal amount and accrued interest to the extent permissible under law. Passed this 10 " Day of October, 2011. President Gary Peterson ATTEST: Executive Director Walter Fehst Clark indicated the EDA would discuss disposition of these properties in November. Nawrocki asked what our options are. Fehst responded that we can contract with a builder, sell to an open market etc. Clark asked if the next EDA meeting would be the 0' Tuesday in November, November 22 "` at 7pm, is workable do to the size of the agenda. This date seemed to work with the members present. He said there will be a lot of items on the agenda and named a few: BNC Bank, GMHC house on 2 " Street, Disposition of Scattered Site. The meeting was adjourned at 7:09 pm. Respectfully submitted, Sheila Cartney Acting Secretary COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Special Meeting of: November 22, 2011 AGENDA SECTION: Consent ORIGINATING EXECUTIVE NO:3 DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: Financial Report and Payment of Bills BY: Sheila Cartney BY: W� DATE: November 7, 2011 1 BACKGROUND: The Financial Report is for the months of August, September and October 2011 and Resolution 2011 -17 is attached for approval. RECOMMENDATION: Staff will be available to answer questions. If the report is satisfactorily complete, we recommend the Board take affirmative action to receive the Financial Report and approve the payment of bills. RECOMMENDED MOTION: Move to waive the reading of Resolution 2011 -17 there being ample copies available to the public. Move to approve Resolution 2011 -17, Resolution of the Columbia Heights Economic Development Authority (EDA) approving the Financial Statement and Payment of Bills for the months of August, September and October 2011. Aaacninents: O d d114MOCOWN EDA RESOLUTION 2011 -17 RESOLUTION OF THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) APPROVING THE FINANCIAL STATEMENT FOR AUGUST, SEPTEMBER, AND OCTOBER 2011 AND PAYMENT OF BILLS FOR THE MONTHS OF AUGUST, SEPTEMBER AND OCTOBER 2011. WHEREAS, the Columbia Heights Economic Development Authority (EDA) is required by Minnesota Statutes Section 469.096, Subd. 9, to prepare a detailed financial statement which shows all receipts and disbursements, their nature, the money on hand, the purposes to which the money on hand is to be applied, the EDA's credits and assets and its outstanding liabilities; and WHEREAS, said Statute also requires the EDA to examine the statement and treasurer's vouchers or bills and if correct, to approve them by resolution and enter the resolution in its records; and WHEREAS, the financial statement for the months of August, September and July 2011 has been reviewed by the EDA Commission; and WHEREAS, the EDA has examined the financial statements and finds them to be acceptable as to both form and accuracy; and WHEREAS, the EDA Commission has other means to verify the intent of Section 469.096, Subd. 9, including but not limited to Comprehensive Annual Financial Reports, Annual City approved Budgets, Audits and similar documentation; and WHEREAS, financials statements are held by the City's Finance Department in a method outlined by the State of Minnesota's Records Retention Schedule, NOW, THEREFORE BE IT RESOLVED by the Board of Commissioners of the Columbia Heights Economic Development Authority that it has examined the referenced financial statements including the check history, and they are found to be correct, as to form and content; and BE IT FURTHER RESOLVED the financial statements are acknowledged and received and the check history as presented in writing is approved for payment out of proper funds; and BE IT FURTHER RESOLVED this resolution is made a part of the permanent records of the Columbia Heights Economic Development Authority. Passed this 22 Day of November 2011 MOTION BY: SECONDED BY: AYES: Gary Peterson, President Attest By: Shelley Hanson, Secretary - i F M Q L O r M I L k< 0 • • • - i F M Q L O r M I L k< 0 ron�jnwxnx wxMocz �y °zm�yz am eaxz�nd HNK\nHlc Ww�� > xxz\ H nH n 0 w n > U ny z C Z H n z z O n ro 0 0 H H 000000019 WW��00 010 19W�POWlP W6� OIJ WO]�NlI1J 00000000 J � J JOOOW In •P WOJNWWWOJ O 61W NiP l➢lI1W l0 19 �196�1900 JiP In ,P ,Pmmo olo�P W W Oy y y ion z z \cn x x n \H n -' L x , n H H z � n �r C •P 0 0 H 0 0 m z H n xx Hm rn � 0 O xx N ,0 Ho ri n ak n cn x [*1 n x ik n x M n n x nl -1 ry H o0 cn 00 JC • C: � w NW H b 0 ox z H H Q x y M�i �,HH07.w x✓�zrn�ozr ��rv,r�xcnxzr� w O H um z\n\ \odnk nom o Ohl "tIJ6)Z 02'alm u G]2 b C'9\ l70 (=1HG�1n r']t7 G1 n'z �C n A0 e�ix�m nip ago e��zy �o rocn zzz c 021, H H 0/y cn cn ro y H [*J [TI z H « H n z 0 m n o e� 000000001010 ,AWNN� ' Ot010 NNCO UI W N � IO OI,P W iPJWO W�P IO JIO O 000000 000 WOJWNWWOJWWO] \ \ \ \ \ \ \ \ \\ W W NN � �P iP JJJJWW \ \ \ \ \ \ \ \ \\ W IONNJ,PWWONO� W ,P�JW NIPO NIPW 6l 061O0U1000IP0 l0 01000000000 w w oy z x x w� o \H x Nz h1 o Y n , z x , n H H z � C ,P C) z 1�4 n 0 m O z z n x� Hm Hx 0 UI Ho rn [nK w n G) H I K P 00 ;cl'h cn 00 ci JCi to NIU FI H n x y ,N W H H wwwwwww wwwwwwwwwwwwwwwWwwwwwo N t+ y O OIO IO IO ID IO tO lO lO 61610161016161�PWWWWW -`��J � '`�O O I MIOO H HNNNNNN�- `iPNNNNNN�61�P iP �P �lOW00000 ,P I C, \(n y ylo UbPNO O,POOWN�J�- '"PNOOOI�ON -'�� I L *1� L' L'ONNJVt,P0000lP lO JOIO N- `NJN0000iP N -`O I I l wM \H I O NZ tx1 MM HI 1-3 HOWL OZow LIH y Omg , "11 Id h1 G yy,,M M 0'x1 'AMGCM M 0 1 Moy G MM MMM'AM HyMOow71 OZUTAH'+WLjm> Cmyyy yx Ci- I Z z y'm yH;Z x y 0 GZ'Ch M>; MC y' 1 G - o y MHz' Z % % %MMZHC7 %H'L.M i -�M H'T.roM MM 1 M H y ZG w(f1 m inmM OM£G�Z M'Z,MMM' ML'MZ OOMz "Z.0 y H y yet+ G CCM'l' - tlMM 0"HMMMHMFI H yH %K]SCc; G 1 M,'>rMMML *JM;cI'=1'd ML' U1 L(�tn t'G] Ht HH• HM',bHM X HAP H L",UMMMMM vC LIH(1IH HHOMC�' M G'AM H t+•' m % I-Jt+ HHZ M MOyypC 4�LnHyMMt *ly 'Z NK H MHHHHI -1' y HZ CMOy L' ZG m �OZ %ZZ% ZMOOMOMZ HtiH CM m ••H -J L'Cy C 1 >> 3 C iNM m H M H 1 o�PM w3 I ! OW HZ MZ HC �MO ro 1 1 y Hlo1l 1 ZM 0 x "+ iN 2X l y MM O H z MG M M NW y 1 -] H H CO O C C C Z C C ON H ' <CIOOO IiL M H �H;S�MH HC% MMM ''tl M M CCM H 1 O H M M my mMM M MOM yyM m O C Z M Z L'm 13 W fn M' +1Z AO ro xm w % 1 00 yH MO -] CM 3m' H m 00 1 w M MM M M M HH MM w 1 M HGyz m I (ll % % y y MM I O AM< w MMC m M M U1 M 1 :b 1 m 0 m I Mb Z 9' x Ho• zzN m z G ' ly 1 G 10 0 0 Iro M w w N I H N N J OiP I G x I M IN � In000000000000000000000000 o�P�o 1 d t =1 IN M 0 0 00000 00 0 0 000 0 op0000 00 000 poo 0 IN H 0 00000000000000000000000000000 IH O G IM 1 M m IC 1 H w w N IU M J OiP IN I G �N yC N N 'L. N M,b ICZ oG r N OOO�P�o i M[ J N . . . . . . . . . . . . . . . . . . . . . . . 0 000000000000000000000000 IM;n O 0 0 00000 00 0 0 0000 0 00000po 000 000 0 1 HL NG o F 1 z I I G H H I H H,H 1],7 1 ZH xm 1 G M I 'd O 1 Mro C 100 GJ 0 000 oO 00000 00.00 O I O U ,T . . . . . . . . . . . IMH 0 00000000 0 0 00 000 00000 00 000 000 0 I m M 0 000000000000000000000000 'mu C yy 0 'Z O IMH W 1 H,C J J N tP I% H J J NO P I G I Iij N O W W W61J O 1 1p lO ,P IOW UI N loo N NO O O O 000 0000 00000 00000 WOUtW00 LA y X 00 00 000 0000 000 0000000 �V1 W N I m M O O 0000000 O O 0000 O 00000 00 OIiP � NOOIO 'mu I I M ItrM N N N 1 y 4 W W W N•PW Ut �p J NOO�P �P I L$ I yH �P IZ7 J J O W01�WW0 I (7H lO lO o •P lO WtnJ�N I M% N NOOOOOOOOOOOOOOOOOOOOOWOU�W �P � -` 1 G) 1p 100000 000 0 000 000 00000 00 � V�W B OO N 1 n o OOOOOOOOOOOOOOOOOOOOOOOIiP�NOOIO 1 (i]H I I I I I L'H k lD lO lO IO IO lO 1 N lO lO lO ID IO 1p 1 n O 00 N N lO lO lO l010 lO I H M' � OOOOOOOOOOOOOOOlO0000 01 O lO lO 100010 Co I I I I I 00 I I I I I I JL' I I H 1 1 1 1 1 1 ro y 1 I I 1 1 I y 1 I I I I 1 n'O'i 1 1 1 1 1 1 M M NUl H- iwwwwwwwwwwwwwwwwwwwo �P 1 rl 'y O O10l9lO lO lO IO IOIO IOID lO l06l Ol Ol6l61W W0 N I LTJ IO (7 H HNNNNNNNNNN��NNNNNOI�P O I L' \W •y 'y 1D�PWWWNN000iP 016N -' ��PN I M-' [-� � OJtI1 �POJ61iPW�00001D 6\O -'N I r O N'L O :U',t1H HHHHHyH yOfnOaOt'1 -1 O tn O 1 Moy .'b'.bHyyMxO' /_ ro CcnyyYyyyyyyxr'W M H m % z2m MHL % % % % %L`L. %MM M• 'L. %M 1 t•1 ly H 7i G N `jN UJ M " `j N ' In m Mz H H z c[M' *1MMMM Mn o nMHM c a U MbMMMMMMMMtrJ x1' *J :30 %U�r'G)M b I H•P xf raJ ,K1'�1 'A #J ;U xJ aJ xfM 1-1CHHHOa: 1 t - '••cn O > nM %M Oy 0 O 1 1nK C' MHHI -IHHHH HI-1• - 'Jy (].h) .h10'y2. [ m H [ R+G t5 H"1 '3 ooM M In M"tl'i1MMOM' *J ', Z O M � 3 z 1- 3 o m00000 Mz;U %O % H H KM000'T,OM CH CC H 1 x MM 'G O HH 'F1 W C : M JZ M G 1 [ M >, IJOIJ J 0 AHC MGC: [Mt: x x 1 C yt+UO G'.ro MH[ 3'3 C M % Ip %yy•3 %'.ro HM MM M G7 1 w H '� M m N H w %% L 0 NW 1 0 O A 0 H y "' ci M H O M 1 U O H G G y d A w b UJ X M � % M z N 1 % H;U H% M H y % 1 H 2171 H % 'L, 1 C O G H I I G M 0 O ro ro M 1 M y IG x M 1 U1 I[ ro O ......00000000000000 10 W O 00000 00 00 00 0000 O 000 O IN H 0 00000000000000000000 1H G 1 xJ 1 M In 1 C 1 H 1 0 m IN 4N IG yC 1 zm CZ p 1[z Oe 0 00000000000000000000 IoC N 0 00000000000000000000 1 r 0 oop00000000000000000 1Hr' NG oN Iyy - 2 I z0 , I I GH 1- N' I H z H I J J J I'd o m o1 to I WIU [ p p p p 100 G) N NOO 000 O 00 00 00 NO 00 O O O low xi . . IMH O O 00 000 O 00 00 00 00 0000 O 1 u rn m000000000000rn000000 I C Iyy I z n I G H w 1 � 1 HK rn O rn I%H p I N 1 O O O 1 Oro O O O O O 100 -' iP .P . . . . . . . . . . . . . . . . 0 I 1 NH I m m p 00 000 0000000 O 0000 000 6l 6100000000000061000000 I m M G L 61 61 6 O p p O p O O O �P •P 00 000 00 O 00 NO NO 00 O O O O O 00 000 000 00 00 00 000 O O 61 6\ 00 000 000 00 0061 O 0000 O I I I I I 1p 1600001000000100100000 I I I I I I I I 1 I I I I 1 I I I I I I I I I 1 I I I I I I 1 1 1 1 1 1 1 1 1 1 1 1 1 I 1 1 1 1 1 1 MM yX Cy y H zz nH Mz c� ro I n IH C) G), 'A WK N 00 C 0 00 J r' Nro H roy y n ,r, M LTI H w H v 1 H P.P PN O rnmrno www.P m x�mm G OmHG y �HOv 00 > u d Hxb H w m H H OHUH U] MOCUI LA H zmo�� H H roH o mxzo z omz [z !/1 H FI z> C: H w w m m N N w to oo 0 000 0 000 N N 0 000 O Ooo 0 00 O N N w lP oo -• 0 000 io ooio N N w w � N .P .P .P �P � 0001 0 000 w oom O o m m ip OOID N 00 N Moo C\w m� \H ONz �z d y�r H .P L ••w lP O *J N:Z 13 x M c: N O I it m 0 I C, O I H yJ I (n 1m H C�1 i w � G) C M� H H O C7 I m M m Iz x Ld IH ro � yG N za I m � I� ort im � G Id �t I (D I N Ow Iby � G zH , o H m ol I (D G 0 Id ON Oro [ 00 O 1H w x mH mM mu [ Iby w zH 1 tJ H w I � 1 zH G N I Id O lo 100 I H m m w 1 w C7 rom IX yH zz H FI ML w Iro H 01 61 I 00 I I I I 1 I I I I 1 I n �I L' H ul'C N 00 ',d M C O 00 J� N hl H h Mm H x H Nw H .P.P.PiP.P .P ,P.P,P .P iP .P O rnrnrnrnmrnmrnrnrnmrnrnrnrnrnrnlnN 1 [ -9 iP iP iP ,P,P iP,P iPWWWWWWWWWJO I C \!➢ .b 0000000 OID IO IO ID IO IO IO IO IOW I [TJ -• r IOWJOI UtWN--`OJJ 61lI,iPWNJ00 I rW"1 \1 -1 I ON% n 0 L- j W , w 0 Z Z H H,P'2, w,P �PwwH n n 1 � 9' OC[*11oO Jt *1JJ OlOJzOIj — z IU :�'�HUI C7HOl7 C7oH H,PHHHU �IU I CJ [9 [*f r H[ � l ] r C�OJ xJxxx H (J CJC UI U) (n CiH I H roroHmmy Hlanau'nue`>z'HZd 1 ✓ter KJ xx "H , H m ",-M H,P 0 q X HOC701-iH zru,zannHH� L'•• O O G HIU GyyHC7HHZm I N`C C ro C I �Nrn m OrmmH yz'2,y CHH nm I "'3 ;; r;nz 'ZZZro'Ur � 0 L �ro m A I oNm m Om O x19'9' zb1 1 rn z 94>XSU xl oro9H NNO - -L AH Hz H H z9�xxo ••mH xmH � d ldlw�l 0 2WI A M !d H 9l-I Ix1 m Ld 9 0 ro M m 1 C OWHnWmzSaJz 9r C N m oxonndHmxm Oro m 1 r oz\HCHd L 2i o H r O 0 (I)WO r W>I,4 mz ;3 OIIAOH� H m o9HOH m 1 Z0 H I H I ;1J A C O H w n Im H 1G x m C: y 1 c: z ro o O00000 o o O O O O O O 0 000000000000000000 1my H 0 000000000000000OOO 13r U I I (n m x 1L k in 10 Ic yp m z a. A O 0 000000000000000000 Itrl I d 11 0 000000000000000000 I m O 0000 00000 00 000 000 O I N 1 D I F1:-3 H 1 zla x� J ww to I'd CI Om l0 mN m IO 1 WIU C m J N rn OO n lIl ,P 1P000000ooOJOOOW00 nm w 0 U`01000000000U1000000 I wo l0 10 000 1 0000000000000 mC7 C zH 1 d H w 1 H 1C iP N I 2. H U O WW 61 WIO IO I 00 IO JW N WOIW OO W ,PJOI000O00 oJO .. . . j �H N lP lI1000000000U1O000J0 I (nm J OJOOOOO00000000000 I Cn CJ I I IWm 1 IP N I r b W UI Ip I 'Jv 1-1 Izz mw m wlo to 1 nH \p JW � N w6lW I mz W 0J0001C000 O I . . . . . . . . . . N UI UIO OOOOOOOOUIO OOOJO n J O J000 0 000 00 0000000 I OI -1 1 1 1 1 r H uK IO Iq lq lO Ip 1p 1p to IU N l0 IO IO \p Ip WIOIO I n OO 10 t0 1O 1010 H ro W O w 10 Io to Ol00000000l000l0l0l00 4n 1 1 1 1 o0 I I I I I 1 I I Jr I I I I I I I I I I I I I 1 I I N H I 1 1 I 1 11 1 I U9 9 1 1 1 1 1 n x I 1 1 I 1 I I 1 L H H Wm WW WWWW WWWWWW WWWWW N ........ H - - » - - - - - -„ - iP N r y Ml6n OI OJ OJ 01l➢iP.PWWNNN��000 ON�� '0000 OJUI iPWNN N0000o 6l W O I I CAW W N�OOW�NJlI1N�NOlP iP �P ]OJJ J6\WN��O )O�OO NN�J WN�O � �P I M 00000000 oo oo oUlotn -• yOln�000 moo yoo ootno oo oo00 I r wm CI r .P " 1 oNz G]$MHr� yO rOId H M H My yo M<m Odnnxom , .do roy�; c: H 1Mro 0 w > M Mrozzr• z><tdn Mn m U I I mod' nyrzM me OHOMUWXH HH C mOM OHmc 'Ar7JmmMHMH nm OnSilo y fnHt +]m0cc�lnxU�r CyroH� -3 .T mnayMm PMHMnHmOOM roxoz HH;SZ"Jro roHdmzzrorool -Iro WONXC X. My�Jclwwz M H w.-3,j C M w O t - , w y'd y z w I'.d rn zbH qC 'Anr NH Onm dw nwwI iHCGOO zy'A C7HHyym' /_. y l7 I H y y'r W> HH' nx IHHZZ Hrmy• HIAH 'zMmM m yHm OZ myymO', '.dMyH 3 H.P HzzHH HnmOHz mMm nn OmmH,'d0 Z!00 , 4 , CM Mmcr m Id R G)ZA IJ JW W rM I<nz• roZm rn H I r'•• W MHHHOy Mz x Idrom cc: on3mm y Imm OM Z H I 1 �M m 1- IZZE'. C' yfN'dMMC f C)G)02iwC �rl MMMH yrcnipm Ml -1b ;dHWO cKJrold W m''tlzz HOOH mrormM W I ..H m riz MOmmn Hm dz'dldcxr WW Hz ZXmOr yMC H I owtrJ 61 w om ) H IAWIJ� MmM mmr Wa�ro lHmH cH IAHM He O,ro cM , T1'id , JJ'TinrIS S HHr . y I I H oro H��mn mMcm I I m HI- lHrhj I,1 jHn H I x z Xy rHnm c.71 MS*1ziHX no) iio HHHHAyMmno MmmmlU H I , ,d u wwM <ldH WcHmm Mmm3 nww> C;Id yccr W wx O 1 c Wr',dOm MH C)my ntdmZ W ',dw HI-3 M z I H IC0z0 Z' C)Om Hm H yZ Hl" z 1 w W Wz y:dHZ'Arx 'Lw H x wmmm IdmHy y Zm ooy o H zx xMCr Idw y0 ny zZ z H"1 3H WG) H MH o m [n HW om m ° z m oHM mm xm 1 m r M WC m y M m W r z W I M m Ic o I H id N N I m o IM H W NIII .P J -`� N J O IIbP O I CJ JW JN lDW UIO .P J.P 1J100W J 61 Ut WW W 1 my C hJ 1p0 00 oUt 00 00000000 00 0�P 000 00 O tP0 o001P 00 000 00 00 O l0 0 6l NW N J ON oN . . O . . G) o 000 O 0000 00 000 00 00 000 00 00000 O 00 00 00 000 000 m y IHr H O 00000000000000000 0000000000 0000000000000 I � IM "m z I n 0 ro IW za 1 m � I 'A oar ooOOOOOOOOOOOOOOO 0000000000 0000000000000 id ry 00000000000000000 0000000000 0000000000000 I I N N 00 000 O O 000 00 0000 O O O 00 O 00 00 O 0000000 00 0000 O yC) G I zn ". I dH a N 1 H ZH M P xN to .P W o m rod v o of 1 ;J 1 0 C W N� W .P W N 6lW Jl0 1 OO O 000Ul0000iPJOOOOtOOO 610000000001 � OWOJO�000 o1D.P i MIA x OOOCOOO OOlOJ00001P00 � 00000000 � W000- `OJNOOOUI OJ 10 1 mM 1 mtJ Ooo WOOOOWWOOOOiPOO .P000000o O.P � OO106100.P000.P [ I y y W Izn 1 bH W � I H H Z H N N � N 1D IO iP I (J Id N o lJl N N Ut 1p W N lP J100 UIN W 1 0 1 n0 O -, N .PN bl N.P N l0 OJOWO0000oN lD UIJW OJ Ip U1.P OJOJN�OJ -`OO JOJO m i 00001o000U11fI O.P000J00 Cn9 000610000 � .P 010006100 X 000000000 NOCO UI OJOWOl000J U10 I MM 1 WCJ OOO.P0000 WNOJOONOO � OiP000000J iP O6\WJOUt0000]l00 I I f rom A I y:< LD NW JIPNl6 100 O � �P 1P000 lP N101P JO .P I nH I Mz 610 OIIINON NN OJ NO OOOUt l0 iPJOJ WlO IJIJ 1 O OOOWOO OO.P U101000�00 JOO1000000iP NOiPNOOJWOOJIPO OOOWOOOOCO�PO000 WOO COOl000o n Cl)" 000610000 NNO1000 N00 10061000000W 610.P 1OWOUI000OJ�O W 6 q to to I n N . 0 � Ol 10 J N � N 61 iP lOJ 6161 1061 I H f1 „� 000610000101O0iPO W1000 JOU1000000 -• .POJI6WON�POOlONO 1 c o 1 1 I I I I I I I I I Jo I I I I I 1 I I I I I I ' r+ 1 I I I I I 1 I I I I I I I 11 I I I I H I I I 11 I roy I I I mW mM H H Wm W P HJWN.P rn O�m-`m w HO.PJW N • b OO� x W o [_� ro [n M t *i x HMMZH M M:d W O• w'F7O Id 11 xl w 0 UIn o 3z CH c "m 'OH M 0� do Z m Ma O � C C WI w H H n. n 0 w H H NJ J J J H H n � moo 5yow000 r`r MonHHH00 OHO'A�Tj'.d'd H zwl- IzzwM � zMMm H MnMMM HM nHMMA?7'A FI CJynH00'Z5 MzHOaa nz WHw [=J H (lln MH L z 500 0 00 r000 n 3C Hnn O c'..0 mw XO Zfn mu Id 3� I U d H M< bJ x O [ � roo H'd lOW O W 0000 � 000000 00 00 00 00 000 0000 0000000 HWW - - UI ]160JJ N -` y�0000 r n>oow�oo rornxMHzro HH H, j M M CJI - 1 nd H t Mb MO O O O : C SUH CR= C 1 SH Z M H C M M z 13 N N N 0000 0000000 000000 O000000000000000 0000 0000000 000000 0000000000000000000 00 00 0000 000 O 00 00 O 00000 00 00 000 000 00 00 N VIII` UI O W � to lD O 1p UI J W O 000 . . . . . o N . .. 00 O 00 00000 000 00 000 NOO 0000 OUZO OOOIP 000000 6100000000000 00 00 10000 00 O 00000 O iA O 0000000 000000 00100 N wrn o� WOJ O W J �PJ O J J N W III rP.P O �P OJ OJ Ol N 0000 61000000 000000 10000000OO . . . . . . . . O 0000 0000000 000000 J000000000000000 0000 W000000 000000 w00000000000000000 lPw W N OVA O iP N �W O W O1 N W 0000 �POOOOOO 000000 �POOOOOOOOOUIO OOOOmoo 000 O 100 00 000 O 00 000 NOO 00 00 0000 00 00 O � O O 000 O NO 00000 O 00 000 J 00 0000 O 000 00 000 00 O 6161 6\ 6l N UI W 0000 X 610610061 000000 610000006100000 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 I I I I I I I I I bl z n c M M l7 155 Izn 0 H I H S zH I t) 10 00 MH Ulu I mu 55 zn IGH 1 1 H 14' IzH I t7 I I d IOO Ow LA W M mu I I I 150 Izz I n H IMz I I I n I n I H M 0 x H M Id 7j H O C7 w M x ro tim za O ff � G . ry m N C � G a m 131 x I- C (D x 5 C n w 0 n O I-1 CH to � N 00 71' *1 Cn 00 Jr C NCV H ro5 5 �x MM H H IP (n I M I M O WJ6I UIWWWWWWWN�OOOWOJ 61 O I Ml6n ]OOOOIO I6W J�PWOOONNOIP iP W iP I C�In 'y 00001P0061N000000000 � 1 M-` r .P I I rW"1 v -1 IHrI I ONz onnrSc�Hnsrocn,�roalOroxcnxoM M � M °z HO#1017HSOH1JC HryJMSC:M MM ]n U x:r M 5;35x (n Ob1 UFO Z"T1Hb£Mx0 5 HM M t -J M H D M 5r5MCMO 'IJ [ =1H [1lz bJ (nHMMn• �wG)C7H 7.1 [n i 7J0 (6H R=u>(n fN (6rHHn 3iN- Z O MHI -i Hy HS I�rox R' mn Mn H I r'••w alozc�alrroz 1a55rr C'Z C".d SMH zM dH�nMS:Z'; y x CG z I 1 Ul�c � W(n .. H H M H rnn 0501n HSIn, nr UIzH Li fNC zMH[nO HM nC [n H OW[ =1 MOHI-3C' t/� UDC[ *1',dzz MM H n FI (n HH to to H(n wt O �' H x m C11 XMO;3 H to • n M R' 5 X VI H [+1 H C R"d 0 n H ro MH O Z nM z 1 0 LA to n M I o'C z I w � 'J n kl x n 5 M w '=J H M A bJ C I � I N N N 0000 0000000 000000 O000000000000000 0000 0000000 000000 0000000000000000000 00 00 0000 000 O 00 00 O 00000 00 00 000 000 00 00 N VIII` UI O W � to lD O 1p UI J W O 000 . . . . . o N . .. 00 O 00 00000 000 00 000 NOO 0000 OUZO OOOIP 000000 6100000000000 00 00 10000 00 O 00000 O iA O 0000000 000000 00100 N wrn o� WOJ O W J �PJ O J J N W III rP.P O �P OJ OJ Ol N 0000 61000000 000000 10000000OO . . . . . . . . O 0000 0000000 000000 J000000000000000 0000 W000000 000000 w00000000000000000 lPw W N OVA O iP N �W O W O1 N W 0000 �POOOOOO 000000 �POOOOOOOOOUIO OOOOmoo 000 O 100 00 000 O 00 000 NOO 00 00 0000 00 00 O � O O 000 O NO 00000 O 00 000 J 00 0000 O 000 00 000 00 O 6161 6\ 6l N UI W 0000 X 610610061 000000 610000006100000 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 I I I I I I I I I bl z n c M M l7 155 Izn 0 H I H S zH I t) 10 00 MH Ulu I mu 55 zn IGH 1 1 H 14' IzH I t7 I I d IOO Ow LA W M mu I I I 150 Izz I n H IMz I I I n I n I H M 0 x H M Id 7j H O C7 w M x ro tim za O ff � G . ry m N C � G a m 131 x I- C (D x 5 C n w 0 n O I-1 CH to � N 00 71' *1 Cn 00 Jr C NCV H ro5 5 �x MM H H IP (n I M I M I C Iy W N IM I Ut Ut 01 .P o I lb 5 ICz p o 0 O 00 00 O iP O 000 O O 00 000 000 00 00 i � [ O 00 000 00000 00 00 O 000 00 0000 1 M 5 000000 0000000000000000000 IHrI N N N 0000 0000000 000000 O000000000000000 0000 0000000 000000 0000000000000000000 00 00 0000 000 O 00 00 O 00000 00 00 000 000 00 00 N VIII` UI O W � to lD O 1p UI J W O 000 . . . . . o N . .. 00 O 00 00000 000 00 000 NOO 0000 OUZO OOOIP 000000 6100000000000 00 00 10000 00 O 00000 O iA O 0000000 000000 00100 N wrn o� WOJ O W J �PJ O J J N W III rP.P O �P OJ OJ Ol N 0000 61000000 000000 10000000OO . . . . . . . . O 0000 0000000 000000 J000000000000000 0000 W000000 000000 w00000000000000000 lPw W N OVA O iP N �W O W O1 N W 0000 �POOOOOO 000000 �POOOOOOOOOUIO OOOOmoo 000 O 100 00 000 O 00 000 NOO 00 00 0000 00 00 O � O O 000 O NO 00000 O 00 000 J 00 0000 O 000 00 000 00 O 6161 6\ 6l N UI W 0000 X 610610061 000000 610000006100000 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 I I I I I I I I I bl z n c M M l7 155 Izn 0 H I H S zH I t) 10 00 MH Ulu I mu 55 zn IGH 1 1 H 14' IzH I t7 I I d IOO Ow LA W M mu I I I 150 Izz I n H IMz I I I n I n I H M 0 x H M Id 7j H O C7 w M x ro tim za O ff � G . ry m N C � G a m 131 x I- C (D x 5 C n w 0 n O I-1 CH to � N 00 71' *1 Cn 00 Jr C NCV H ro5 5 �x MM H H IP (n 0 H O l i H H �P .P iP iP.P .P iP P.P iP.P .P W w W W W W w W W W W w W W OO J011I1 W W W W W Ww�OWO�UIP W WNNN��000 y1- 3 0 0 0 10 1OWJJWO00P00 -'N �lI1N �NOUIP .P yy000vloo rn.P000OOOOOOOOOOOIno�o rr xonr ✓ WH n:smm'xrowwHr YOrO'0Hmym� , ro 0 H w O UHF OH CH m olm zm UC OH ON U �d x H W1 L I ZII tJ 3nro U NnH Id C C'Y LJ n m H m n p m O Q't IIWHWHmm "Mon WHWIJr'FJOr ="d>HH'zr'A XW 1NW WfN tnrmHOR= zLH HnmOHz mmW romH H9' H:vmrox R nOWI- WO zOnf"H z L n 7.1 r r OZ HS+r mHHO> mz mw OCCZbmH- iwwHWM�z "z �u romcnc C onion" , nnzma >m aow H m(1mzs - I MWc:OZmwH m rz m0m O XMHHCHZ WO Wmz m M,- H -MUNW m NWI IWm YWbJ n mIl Orox1mn mmCm1 W z n xmon'z3 zC'd J+x> rHnwn Hf"> , W•l HHm uwJ C'dH m WH tp W -] x WJ x W WrOmmH nw>"< OH Id UHHW M HlC zo `AC:OOH O X0 m Wnom W,- MG :U 'FIH L,r x yz, z zw C xmmmW hWH' yJ W y W -1 HZx xmC C'ro w n m ni x n zH'd H n L-1 `° > ro cmn n z zIIwnn w H W Hm aJm w m W cW W .W m U G :Z 1 -1 z H H O z H NNNNN I-lJ 'P N r 0 OJO Ol O mlO (7 yJJWNO HOJ W .P I G: \(p btn -'000 boo N 1 m' r C' .P I rwm N I ON`L. W 0000000000000000000000000000 ,0,0,0,00,00,0,0'0.0000000000 ro�Hrox m moy COWW OOW aotr)xnma O U 1 — z RIOZHldmro W S' U -`n ro WOWM I H r ',d HCOC O(]',d0 onwo, 9' H W'J'+HHmH ��m (] I • b -'r W ro n'z WW rmrorro H rW ro r CEN , o W ;UWO H J tnW I d Hro q'd mmHmC W •• mroro ldt - ' ;d'Am'Sbl H oWm 1 0 " Ul HH Im H IH J C .w HZZ ' W n6)H z n x H t -1 WM W W m Dol m m�mH H U m rWW z HW c r I W ro 0 w 0 W I m I m I � I c I N 1 ;il 0 0000000000000000000000000000 000000 1m 0 0000000000000000000000000000 000000 1 C 1 I -I W O 00 000 1 !n 1m � I m � N Icz W 0000000000000000000000000000 ,0,0,0,00,00,0,0'0.0000000000 000000 000 1U`L , O '0'0,0,0,0, 000 000000 000 1 ti,'y 0 00 000 000 0 00 00000 00 00 00 00 000 0 0 0o Oo 0 0 00 1 HI" N 0 0000000000000000000000000000 000000 000 0 0000000000000000000000000000 000000 000 O 00 000 000 O 00 00000 00 000000 O 000 O 00 000 O 00 N �P 000000 0000000000000 000000 ... 0 0000000000000000000000000000 000000 000 io 0000000000000000000000000000 000000 000 a P . ............000OOOOOO....... 000000 000 0 0000000000000000000000000000 000000 000 m 0000000000000000000000000000 00000O 000 .P o000000000000000 000000 .. io 0000000000000000000000000000 000000 000 N 000 000 O 00 000 00 000 00 00 00 00 000 O 0000 O O 00 O 00 O O 00 0000 00 00 0000 00000000 O 000 00 O O 00 m z n c: W m m U 'Y'y 1zn I I H IzH m ro loo n UI my MM WO 1zn I [J H I �zy ro l 00 tJJ H Wm WO I I I W ly� Ir I b H 1zz I n H 1 t�J z I n I I I Iro I n IH 0 0 m ro m H 0 U x 'U za 1 -• ort G ry N N On f f a m HH x� 0 m ON c: n x a n W 0 n n H rH Ut t� N 00 Cn 00 Jr L A NUJ H roy b nx mm x H u,W WWWWWWWWW HNNN .P HH U1 H'WWO]NWNNWOO ONNO O1 OOlI1 N MAO \(n �O]OJN Ol lI1N�0 O�fO Ol W 00 �'�'� '�NOOOOOOO 'y 1p jy N p WO O iPWN�00NO1I1 HJJ '�'l lP - �O l0 OlI1 Ut�O OOOOOOOUIO NN t' C'7. CO2i OXO �' Z M,'>yyrZM O'�dX COtTIHCJ '2i >w> l H,A" IO X>XwOnmwb' HS 'tlOZ H'otj ro ro i d� O t-1 MM HM WGI M,>1'tlx hJOLZ'dH C. J' Wro C'M' MH bI b, f'MHHMOM 'dGml c M C U10 CYvHHL�]M 71 HSb 9'Z?1'A ro17M0'd r SJwA WHHH WMW rr',tl �H',d rlW WH H H zZ Z 9 '� 9' M QHH HM> OR H>M> r WM1N 'z HOMz MW MCrZt*1'A H H b Iy N W HzZMZ M MCr MM own ;dr 1 -1 1 1 M> O'jo Q tl'i M' C O N� 000 G]f m 'A Mro h7WC M Y000 'A rC' H�': WWWy r � tnW M H �IWO r H� f"ro"1C C�IH i-11Cd� O LI fN (] I H H Hw OC xI M Mr MOMO m'd'd 'd MON Z I otnM Z m t4OO 'z WWx A 'd rror 0 tT1HZ H GhIMm MOW > z'=Iz m tq G'i1 t•1 MrM Y r ybM M XM 7d AWN H O C OM �n 's',�y� CX> OM tljroH W,Ap Mz Wy WWO dM MR' W r M R' W rMH >H.T. U tr1 C 1 W 'yH O HZO OOMO G 0 O w H 000 LC MWL HZ7�.`C W -ZM rTi dlM H� �a 0 r r O H Cra1 Hr O n M O L M H W HM W M Htim M t W M M Sd (/�i C We H 1 M M c o 1 H .h1 I m IM H I G i1i M 1Wy ICZ b 00 O o00 00 000 000 0 0 0o O O IGZ M I G]C Yd 00 000000 0 00 00 I9'Y H 000000000 0000 000 00000000000 00000000000 0000 0000 0o 0o IHr' O t7 000000000 0000 000 I i n I ',d orr 000 00000000000 000o 0o IM f G IC7 � 000000000 0000 0000 00 000 O 00 O O 00 O 00000 000 00 00 O 00 00 00 00 0000 000 O 00 O O 1 N O M 00 000 0000 O 000 00 O 'G Zn z 0 F" I G H P, I N H� HIS zH = J 0 -d 0 00 C oo M 0 0 00 0000w o 00 0 0 00 0 000 000 00 00 000 0 0o O W s M H 000000000 0000 000 00000000000 O 000000 00 00 0000 000 0 0o 0 o MM C M� ......... 0 00 0 0 0o Izo 1 (J H W � I 1 H'C 1 zH I G N Iro o 10 W OO W 000 W W 00000000000 0000 0o O W No 00000000m 0000 . W M 000 000 00 O 00 00 JO O JO O 00 00 00 JO O 0000 O 00 O 00 O 000 00 00 0O I W (J 0000 00 000 O 00 O 000 I I :d iWM r MI H zz 0000 000 00000000000 0000 0 ° 00000000m 00 O 00 000 O 00 00 JOO JO 000 00 00 JO O0000000000 O 000 0000 00 I M F , 000000000 0000 000 �K I b N .0 � lfl i000 Lfl LD � �o o�0000000ioo 0000 00 1 00000000io 0000 00 I I 1 I I i 1 I 1 L N I I I I G] .Ti I - H W i HHJ HIIt UIm H,P iPWWWWWWWW HN � I Ut H,P iP ,PW iP iP I r mx n O m OO,P o Oo 0 0000 0 00 00 00 00 00 O OO- OWWOOJ 6l W N O I L' \UI U� W HHN HIDNJ HIO IO II,W N�OOU�U� HJ W 'J'/N H ION H1010O UI 'L l0 0 000 0000 O t0 'y'y0 'y X 00 'y tP000000000 0 000 lO Y UIOOO 0000 00000 CIJM 0000 00000000000 00 0000 00000 O 1000 1 1 1 I I I I I I I rC C 00 1D000 I I I I 1 I 1 I I I 100000 I I I I 1 I I I I I M OP wOHO n9'tdrn owAmG]$MHr OMO wMmw wn>wn ow n y I MOy , z SCHO >MC>> HH>tMj > WM XH cloaw Jy mc� H- >Mml - ro U-0 , dxH Hx9x 'd W zld x y>C£ w H , W G) x 10 'd owH HW WId ,T, w£'.xH LA H MMx xMZM HMrio" MHMM Mnc:>MMM 'du dx M"LaCH L*JHm >toLI x,' I H ww w H]d H w � Hwrwww r r 3HGH w Mm - ww w 'S 1 r M 9W" > w� H HUIH$ c(b >M"> ro H,P m Mwl-j r z r wwt H %zn m MCM L z ww� M> m Mn w 1 r m RAMC nwJH 'Aa M✓ nnoomw mromn ro M n Mn Moo o wrIr wM O K wz w z 00 o C wrr cL +JH MH w roc r z zcw�C cMHz cz c JNm rocH wHC z✓oy H z Cwa H H I -Imn �n CwH H H HH H Hmn'� HH M H Om wnHn rwH r n M M`L.On L'l ;d W1 " n MH nw K Otn t�J MMw H H >M�g > MHz w H m > ywM3> LA M;L M I I H Mmm rzHL Kmro K Wf lw oronMm C rKmroK MyIWH xLA mr z m H non >w xw zc >m 9'w R' m R� w m WH ro fN m tU M H mfT r o MC m U I C H K CMd MC MrI-iH M n M n M 1 on mum M n Hoon x w zx m > LA x mzzx 3 C b H Cw 7i w H w r O Cw z H w � M M 'd I I m m 3 M G) mm M x mm mm w H a < I O 000 0000 00000000000 00 0000 00000 0 ooa �oo0 00000000000 00 0000 00000 0 000 0000 00000000000 00 0000 00000 0 000 0000 00000000000 00 0000 00000 0 000 0000 00000000000 00 0000 00000 o Oo 0 0000 0 00 00 00 00 00 O O O o00 0 00 00 O 000 O 00 O 00 000 00000 O 00 000 O O 000 O O 000 O 00 O 00 O 00 000 00 O 00 m m 0 000 0000 00000000000 0o m000 m0000 0 000 0000 00000000000 00 0000 00000 0 000 0000 00000000000 00 0000 00000 W w w l0 10 W W w m m o moo 000o m000000000m o0 m000 m0000 O 000 O 00 O 00 000 00000 O 00 000 O O 000 O O 000 O 00 O 00 O 00 000 00 O 00 O 00 O O O 000 W W W l0 l0 W W w m m o moo 0000 oo m000 m0000 0 000 0000 ........... 0000a000000 00 000a 00000 O 00 O I O 000 000 000 000 00 I 1 00 O 000 I 00000 I O 1000 1 1 1 I I I I I I I 0000 1000000000010 I I I I I I I I I I I I I 1 I I I I I I 00 1D000 I I I I 1 I 1 I I I 100000 I I I I 1 I I I I I c o Ib x I M Im� Icz ro l7 M c w MY H Hr O d I m Iz x 1n ro W �a 1 [0 z a 1 10 1 ort I U H m I N oG) 1GH a 1 N IzH x� 1 d w G w om 00 G) 0o n Inm x M H mM 1 m u > C 'L- zn , n 1dH w_ I HK IzH d N Id O 0 100 Inm IMH mM Imu w ttl M v :z ry 'y H zz n Mz n I w I n I H H rH tnK N 00 w M Cn 00 J C 4 ' N� H ro m m H T H N iPWWWWWNNiP HUt ULPWWWWWWWN�P HHJ HlI1lI1 HiP �P ,PwWWWWW �P �P L' C'l lOn WWOJ tI1N0��61 O��WOJ OJ lI1N NOO�OI nO,P n OWWOOJW OJ WIJIN 61 W N O I I Cam �pW�0 NlI1JJW HiD � lOW�OUtNN�PJW HI] -31p HIO Ip OIPWN�OIP lO W U100000U1 - 'lO 9y O1J1000000U11P 10 J YN 9y� 9Y UI00000000 W 1 t�WW Ut Ly �P t�L t� Lti •• " •• •• I on ON`2 m G)W rro W'9 G)w ,P 9y W;v'd .P ,POHO nyrn owHwwolEmt oo� n 1 'goy —z H9y C LA OX 0 J JcnyHYt - I [TIH OXHOJ oH'O[ 9lwn 'Jv H H;v L*J Cj1y Yt'LTIHHo y ro 1 b ymW M) ozH �mz9'WWWIIm Idoo H:ti 9'x: romzro x9r X'd mHW O(C :CH LU Ltln >"l ',, 1 W H H n> Hwumm Jmu" n9 >[T1Hmou7J CWzm Wd HWCJH H mHL=1b WLT MHW H�t 71� H W H"!; �1 H m HL+'T1 Iww '�1 Vj H w G)HA nto G)HZimn HznW WCW 5p ' WW C Ll ww) Hznm Id 1-I iP m HzW C:+ no ,pro m W m zro ✓ noo wkldz CH'AH W W> noomc p L +••u� ti H Id MnH HO C H 'dH zz z 00 O C: ',d t+ti _ HVz CW H CH O C 1 wIC -S IP UI W H 1 11 Li CiH �� [i1 H IdRL w H C'.� nCHC W H (/) 0 'A Hroz Y m on 'dm Hy CzC:z H H "W 1-1 w n �' )> WH mnnm 9 otnW W OWIUIn C "A m OmmW , WnHn t t' n Hn9u W H Wmt'O W H H nM A H H 9'W 9y t9HZZ Idnm 9y IU W 1 - 1z ww Id n W 1 A wzHZ km IC W> C9> ' x X C: m tr1 W9 X C9y m0 W Hn O 9 XW• Id HRTH 1 A bJ m U1 tJ t' b1H mH d H t' m L''H .0 d C t� H > CW tIH Hx C ICC W m W 1 H o ro W H O OW W m mm n W "on "A 1 w m z ziw r WzW x m pl C n ro xm > mHm H mm� r o r 1 z z ° v z G m n m H n m H m m m M O 1 C < n H G] I x1 W C O 0 1 H m I W H d W I (d C z Id 00000000 000000000000 000 000 0000000000 iOn A 00000000 000000000000 000 000 0000000000 1[99+ IHti H O� 00000000 000000000000 000 000 0000000000 I m W W G k 1 n 1 0 7.R M W Y' 1 x1 ort 00000000 000000000000 Ooo 000 0000000000 iG � 00000000 000000000000 000 000 0000000000 I 1 m 00000000 000000000000 000 000 0000000000 o G) G Zn 1 zn 1Gy P 1 N I 1 -1'Z H F 1 L H xF• G AG ,j 00 'A C P 00 G1 ,P 0 000 oN 00 0o O o 00 Oo 00 00 000 O o O o0 Oo 00 000 O I n N W. 0000 OU100 0000 0000 00 00 000 000 00 00 000000 m W I (f]CJ 9y 00000000 000000000000 000 000 0000000000 > z 1 C7H w � 1 IzH I rJ N Ib o I P 100 � P O 00 OON 00 00 O 00 O O O 00 00 00 O O 00 0000 00 00 00 i m m 0000 OU100 0000 00 00 00 00 000 O O O 00 00 00 000 O m W Iwo 0000 00 00 0000 00 00 00 00 000 000 00 00 00000 O I bJ W 19Y I L� Jy 9 H Izz n H J� 00 O 00 NO O O O 000000000 O 00 O O 00 O 00 O 00 00 00 i G] O OOOOIP 00 00 O 00 00 O 00 00 00 O O O O 0000 00 00 00 1 n O 00000 00 00 O 00 O 00 00 00 000 O O O 00 00 00 0000 � y d N n 00 � 00 O 00100 O 00 000000000 O 00 O O 00 O 000 00 00 00 I C n 00 J 1 , J 1 Nbi I H I �y 1 FI y - wm H,PWWWWw OWOJW -'00 H l6W J OUtIP y UI OOIII O Ut rl Ofn 4]rHMyO - 11 -)�'+O SdXHH W a n > " MON MH >"M ON ;dM mm lz Mw MP CM C�IdMC HU M ZMH o rMOMo M H M M (n MCM [n x XoMo Mnox o ''L.00MO y MHy n r G) M HU M n HM n MA Cn C HN OO m w yw w O w r m mro�,H a�Jaz roHrod ro z'd C rH LIW H HI-Iy M' /_.M cn ncn H R� C H z x iJ ro d M x 'A y z � (n 0000000 00 0000000 00 0000000 00 H PWWWWWNP HJIII iPWWWWWWWWWwNN NiP yIP IP P O WOJWJ00001 ON�WWWWwW OIt➢N�O-' N H l6W�oUliPWW H�0 �O �6 VbP O Mw WN • O�oUtJ J61W now How o .b NOONOUIO IO '�O- 'UIOOOOOOOOOOUI�Ol6 00 00 00 O O 'y'Ol6 r J r m rl w zH ycn z W0� O JHyO',dX H:i1J o 11 O ZLO M r zM ;0 XOMyM JOJ y' oyfn> w> MM - I �f rnH W', M(n Gtr Old OZ rIH p iz4i Id JH yH 000000 O MoC�MHMU + xzx t +J rz�',dH w W(nH M',d ;d H'�d r lU M;d W to H O HH I M C Hd oo > H E R' R> x W M Hz trJ ZM H M HM !n C �• HzzOH Cr H i !N d Hr > Or MIIMC 'dtn u H0 13 O �1M HO'x1M H MIdrCO" " H C �'+tn M WN > zC w k OfN ?JI-Ildoz z�'z M r r OW nHW M x ul-jw H C M n M W Mro W G] H Mfn 1 to 0,10 OHO M w rn'A ox MCM HO m I-3 -IH OroM'AM I- O Lenz z OX O>X OyX w •• •• H 10 w OZO ro r OWN Can (nC a [ "Wwx 0 oM W JI GMH O to rG •.G Y M O O 4nowuo O mo H U ro M z MO2:w z z M >W2: (n Y Ulz ,b S C to M H'y nl to Ml> w ,T,ro Y 3 O o trJ r x r H 'A x z y M L O HM X "M '-J C C cn t Y z M r a m ......00 .... 10000000000o0 .o ....... 00000000 00000000000000000 Oo 00000000 00000000000000000 00 0000000 00 00000000 00000000 000 00 0000000 00 00000000 00000000000000000 00 000000 O 00 00 00 00 O O 0000 00000 00 00000 O 00 w� rn NN 000000 O 00 00 00 00 O O 0000 000 00 00000.0 JUI 0000000 00 00000000 00000000000000000 ulo . 000000 00 00000000 00000000000000000 00 �w 6l N OJ 000000 O 00 00 00 0000 0000 0000 000000 00 O JIII 000000 O 00 00 00 0000 0000 0000 0000 00 000 lll0 000000 O 00 00 00 0000 0000 0000 O 000 00 00 O o O 000000 O 00 00 00 00 00 0000 0000 00 00 00 J UI 000000 O 00 00 00 0000 00 00 0000 00 00 00 000 lll0 000000 O 00 00 00 00 O O 0000 000 O 00 00 00 000 O O I I � O 0000000 00 00000000 00000000000000000 io io I I I I I I I I I I I I I I I I M C H M b UIb az dz 0c M� Hr M z 0 a M . Id M d zo d H GH d ro O ro 00 0 W M LA n M !n d zo dH H� zG W of 0 00 tJ W M w d 9 Y y H Lz off Mz Iro H r � M i60 C \(n M rwM \H 0 M I.Joy C7�O H S HiP .. y OtnM H x c 0 M 0 H x M ro M 0 d !n "M x ro tim za Y ort � G H m N O � f: P. m HH ,T, N 0 P ON c c� 1: C O W N O n OH rH N 00 'FIM Cn 00 Jr N U1 H �x MM H w H �!n H H�P.P HAP �P O Omm Omm H HOiP HOOP y yo0 yoo r r to r m n 000 0 0 a , >X s ° N mzM mzm H fl] UI W 1-1 H Q+ H O C0C COC roxld ro�Oro N rzr m O Wzm HO [= z >M> mcnm H z z 9 Y y H d ro ro UJ trJ M 0 0 Id Id m n n w w r O O o n n M z H HJWIP O�om H JwP 'y lnoo r J mHmm a�x❑ H y ro H e+zMr M(R x1d HmHH zM z n�>pn noron oasvo ZHOL 0 Mu MHmm H roH, HHOy H Z H O ,M O zroriz W 0 n o mC z• U 0- O N j lO�oP H o ,M � 000 y .'*1 y'r 's1'xf x1 n wwzlj m y llme�l w ro MH Iy < H Z H r ro HM NH O HO Id O H z N row ZId H m O to - 0 Z oy O ro y Id ro x M rll O d ;n trJ y 4 m 0 n C;OO O M \ H\ H r d n O 10 o m mm H N wo > r r M z m H O o0 00 000 0000 0 O 00 00 000 OUOO o O 00 00 ... .... U 0 00 00 00o O000 0 0 00 00 000 0000 0 0 00 00 000 0000 0 J wW ww to mm ul ul W J J w iP �P UI UI 000 0000 0 m NUI mm O 00 O O 00 O 1D 00 IO ID 000 0000 O �P NN OJW WW l0 JJ WW w .Pa JJ o00 loo ol0 0 N IP UI UI UI 000 0000 O J O O JJ O 00 O 000 O IP NN W W UI UI mm ww \p JJ WW W P.P JJ N UI UI UI UI J O O J J 1 11 1 1 lfl lfltfl Lfllfl lfl �� lfllfl lfl �lfl lfl� 000 100010 C 000 0000 C O 00 0000 C 1 lfl lfl l0 lfl 000 100010 O I I I 11 I I 1 I I I I I I r� trl lO n C \cn M - r wM \H o oy m M H H ;b H� r rn w� JW� . y o u1M IS H G W 0 1 x1 m m 1 C o I H xl I W IM H I CJ x I M l a z Iv 1 t7 z M I nC 'x1 IMY H IHr O d I m IM �M Iz x IN �� I (jJ z a I V IM � G I M li 1 m 1 N On I � G I tJl] a I (D I HN HF-' 17H xV 1 d 0 G 1 0 00 Oro c I 00 n W m H w M I [n b zO n MH w I I HIC IZH I CJ N ro O 10 O O MH mH mm wo I [n CJ MM r �H zz OH MG) Iro I n I n n H rH ww N 00 I 00 Jr , N N VJ H ro� b nx mm x H mcn Cr mn c� rMIL m 3 n Cr �. c� Q CD v • N O O N m 0 m O a F' v cD 0 m S 0 n O 0 O cr iy m cD, s rMIL N O[ :Kzl mmm z n �MInmH mC: -I C Hwoxnwwls t ITJ oCmt HmSS(nHH tl H >nHCz x L HWHM zmm> n0 OHHUI HOZIMM %CnoSJH nn %C H HH nm m � -� m o z 'n 00000000 mrnmrn�P ,P iP,P IO JOIlI�lO IO OJ UI OJW JIDWNN 00000 000 N NNN000 O W.- � »JJJJ Ol WIOU»iP N � wworn�o oin O tpOONJO]OW W �PONOJO�OW W z z x x C) x m C) x H z C n 0 C 0 z H on N n] \H Nz om , z , H O L� m K H m n xx HN Wn HK 0 aJ x KN Ho rn mK n uJ t *1 n x n m n n x nH L� H CJ UI K n o0 Cn 00 Jh NIU H o nx mm H H n x H � w l z z x x on \ cn N�*J \H NL oy H Or �k y znoo nrz n z drr n 0 x o 0 roz a a x .3�ncn z rozxi >.Rwn roc � H x 0000 J61616� o �nNo 6lNNW O 000 NN NN W» in oioorn to OO Otn J 00 O J 0 0000 n xx HX O �x m rort Ho [*1K n cn x in n x ax n x x b H b1 0 c: z n (�] H rH in k , 00 cn 00 Jr G �z N trJ H ro� b nx r� m x H H H WWWWWWWWWWWWWWWWWWWWWWWWW WWWO N O Olo to to to to to to lornmrnrnrnrn mPwwwww��J�� - 'o 0 H HNNNNNNJ � PNNNNNNJ61iP iP P � lOW00000 P '� 'y101J1 PNO0iPOOWN��- +- +�1PN006l�ON�� h r NNJNPOOOOURO J610 N- 'NJNOOO OAP N - +O of 'x1 M HH H H HOm ld 07 n w r'I- 1 yOwn' 1 t)'=j' , oubxM0w M 0 MM',d'�1'A',dHbxOOxCO'ZUHH xMMyM7JMUCM U mN22222 MMGHl Z 721 m + 1 0 CCMMMMM 0H1�IMMMHMH� H yH 2,lO CC d M �MMMMM',dMbb)tH WnJWW 0 HMH l' H;U,OHt *1 H t+ld'swwA ll1M ?CL HULHHHO�Cb M uW!! H z Mt+t+l Hl -Iz M WO>>XC)wl>WL:IM z H MHHHHH' b H7 'W 'W,U z'Z H m KJLZZZZ zx OG�MOM2Ht+HC,b �'+IN HHH m H H, .'.. 1 R=UMZ ✓✓m H MMZ r'C �" C '� H0(] JMO > m H'.2, HI -IC G] rHH H UU 'y'y'y' 'A IHO;n' IIW H C y M',d %MO OM HOO 0 �' H lC C+dOOMH k z C OM HCO O H H W m HCZ M' =1M m ' L � CC 0 x1 H O IH l '�f M m� m H N Z M M x >>M O z !,d (-f , x M z Cro w H M'Z m M'T1 3 0 0 z yl - d O H C m w m m M H m O O `W,HOyz m MM z M HH ;dam mHM G m m H H ;>7 x MM m ] m M H H H d W S:Z M m m o C m w ro ro LPL m HOP 1 2 m z z N m L 0 o H W W N Ol 6i W �m N N J OAP O WOE U+ Ulo o000 . . . . . . . . . . O . . . . . . . .P . O 0000 00 00 00 00 000 00 O 0000 O 000 00 O O OOUO 00 00 00 00 000 O 00 0000 O 000 00 O 0 M00 C \m M L NM \H o Nz M o'2 O J O H W �Jc �Jm o u1M o� C 0 M O 'A H x M ro M H O d m W W N O\ 6l W iP O] N N J OAP o w� W W O J to Ino o . . . . . . . . . . . . . I . . . . . . . 0 00000000000000000000000000000 0 00000000000000000000000000000 N N N J J J J J J lO lO0 O 00 001000 00 00 000 000 O 000000 00 N NO O 00 OONO O 00 00 000 000 0000 000 00 UI UIO OOOOOlIl000000000000000000000 O] W N W m m J Into In W U J � WWJ N J J iP .P IO In J N lP NO 00 OOOlp000 000 000000 OOWO WWO O J O 00 OUO N000 000 000000 00 � N�POO 00 W WO 00 000 U1000 000 000000 OOOIrP � NO O J I N J J W�P OJ w w to In loo�Pw Ol Ol N WWJWOJN O O Vl !P lO ln�J�N lD 100000000Oo . . . 00000 . . Wo J N COOOOOOOJO0000000000000- `ln iP0000 J J 000 00 OU100000 0 00 00 0 000 61iP � NOO J I I I I I � lfl lfl lfl lfl � m LflLO LO Lfl lfl lP Ut J l0 IO IO Wl0 10 N NOOOOOO�POOOOOOOOlO00000101O 1O 100010 W> Q z nC My H C b'y z� MH d ro Oro 00 Om MH mM m fJ z� r7 H H z 00 00 nm m Lxl m t7 bJ M ,b H mz n I !d I t'j I H w CI N �C zm oG . n NG or xm 0 O c x m M !d W 0 a n [�] H CH l UIIL 00 I CO 00 JCH (y ' S NCO H ro� �x MM 1- ,r, H Nm H O H y r L G M O M C) O A d N 'A H z H Lh d w O y 'G b H O H y L" w rn N m w 0 0 N W 0 0 J J .n N w m W w J U W J W m 0 J ul N 1 I I r trlon �H ONz �*JOy z ['J H H y y r r ••u� � J(n H o Ul bl o._Z H x A C w 0 y 0 0 O O ro x H trl H d x M Uri ro u L� c H H H O O lTJ w C - d yc zN trJ y G tj OG dz m na 1- 3 Hr NG oN zn -gym d H N F' H� HJ zH w N d 0 T O O ro n nm ci nm x LT1 H O L�l !n tJ !n Ld y y I zn dH w 0 H H zH d N ro o Oro nm nm M H MU I I 1 IL I y I -1 InH 1 Iro In IH n OH rH w� N 00 Cn 00 J r NM H y� Wx H H x H wcn 1 H Hwwwwwwwwwwwwwwwwwwwo .P 1 Cry O OIOID IOIO 1D l9lO lO lO IO 16106161016161W W0 N I MOC] I) yNNNNNNNNNN- `�NNNNN6I.P O I Q' \UI y yIO iPWWWNN000iPOtON� -4PN I M L' C IOJNiPOJ61.PW�000010610�N CIN „ \H I ONz O `A'�i' 3HHHHHHHH O(n OG�O t+f-1 Oln',d O "toy y MM7J M'A ?171�f ryJ'JJ'p HyHM•'�OLHH [�i y 1 � Z ro Ccnyyyyyy yyyxr:dz Z lxJ 1 - IZZZZZ2,'Z Z " /_, [xiM M• Gz MLxi H bi I M H H z G fn !/1 UI !n Ul U] UI UI U]'.Si M'7. H I ) y .5 CCIMM'9'�Jh1MM'*i'1 O G]w m H C'd 1 y C ro [iyMtrJ [9 [9MML8M M',d'1',30 HO 'd 1 HOJ ' t'71',tl'xi'x1A x1',b'FiMM HCH W ,ro H0 0 C••(n O t nMZM Oy C MHHHHHH HI -IH yn� ',ci0 yz Ci I � JUI M 10'Z Z'Z,Z Z,• zM[*IZ t'H M 1 ••y c G H" HO M 3 o1nM M Hto "tl ^i "J ISM O'b'=i MM" O H Hy Lxl � '3 z . 000 z 'Z z 1 H 'CM00.�00[*1 CH CC m w 1 x G Wy H 'A w H G 1 C C � J,T, Oro 0 ttl mz t Hz, M yNGOG MHCi � 7 ma C W [xi 'Z Q l I y zA .ro ]M m iz M 1 0 mro G� 0 M fn to zz C I o d MO HG G y to ro 1 M 'A �+ tr H C t+ d Z A H zM H C O G y ly 1G M o O Iro �a IH [9 H I G T Ci LA O 00 O 00 00 00 00 O O 000 O 00 O I G O 00 O 00 00 00 OOU O 00 O O 00 O I M H O 000 00 00 00 0000 O O O O 00 O 'H O I t- I M to 1 C -- I H I (n IG yC y z 1 bJ .'J ICG oG 0 0 00000000 00 00 oU ono 00 G z J N nci w 0 00000000000000000000 IMy 4] O 00000000000000000000 I Ij C' NC O F' yy - 0 zn m IGH H 1 N' I 'L.H fxN l6 io J 1 G 0 ro O rn 00 Q l6 �o 0 10 1 0 0 n m m0000000000m0000000o ism CC N NOO 000 00 000 NO 00 000 00 I M 0 00000000000000000000 Iw G m f4 yy ro zn I G' -1 w I o H H J J 6 z y O O J N I N 'o G O W W lP J 1 Oro O O O O O 1 OO -' N NOO 00 00 00 O 000 NO 00 00 O I n(JI 1 N NOO 00 00000 O N000 00 00 O 1 mH M Ol 0100000000000061000000 I m G I W M lye J J 61 I y H O O J N _ Izz O O O O O I M'Z N NO 000 00 00 00 OONOO 000 O I (�] I N NO O 00 00 00 00 N000 00 00 O �]H 6l 6100000000000001000000 I H N C ro N l6 l0 l0 10 1D I (� 00 16 1600001600000i6oi600000o I CO 1 1 1 1 I o0 I I I I I JN I I I 1 1 I 1 I I I N I I I I I I I I I I hiy I I I I I y I I I I I C9M M o Caw H M Q I C'NhJ \% I ONZ z G ro r M H Hm w O O y J � r I �• H o M x M H O x A I CJ I �Jl I W Id o H I z I I bl I G 1 1 0 10 0 0 1 iV I H IM H 1 tJ x i0 I M C ro o Cd M 0 1 C) � 1 M H o IH O G I x1 IM � I C �• I I -i I (n IM 4N I zm Icz oe OG - 0 1MY n O I HC NG O1• n zn m I M-3 r' F 1H2� j H� D 0 ro o O C 1 00 m I n cn 1MH N I fn M M Izn 1GH w 1 O - J IzH o I C7 N 1 ro o w 00 0 100 N NO I M H N mo 6l I fn CJ I 1 W M J I Ci �y O b H Z W I n" O M z N I n N n 61 I C] H 1p I hd N ip I H .ro OM Cn 1 00 I Jrl I C � w I NW H I ro> 1 nx NIn H PPiPN O 0101010 H ww w,P y N» r iP Ut�P t1i xzwbJ u ONOU y o0�11 d H 3d XWH3 H w td H OH l7H H C O C� > M H Id H H O nx3xo 0 z o N z az (n l H z� �a H x W W W W N N � W 00 0 000 0 000 ul W to ootn 0 000 O 00 O N N J J W N l0 OOID N 00 N P OOiP N N J J .P .P .P P J oo J Ul OON P ooiP W W 0 0 m OOO� � oo� Ol 0001 t--> mOn r \H O O'y Jz m n y I H r H Co r •' U1 K . -H .H ooftl � Z H x 7J C N O I 0 Ic o I H xi I (n Id x I I W c Iz ro IGZ m I G] G' xl A � H Hr O t7 ( m z x x In ro I a � m 3 yo I ro z R. I Ltl I' 1 x1 ort 1 N I N 2n , G z n -P. I C7 H R• I N IH3 Hr IzH x� b x 10 0 1 C 00 x C) w x 1 t9 H 1 [n fh I (n U (n M ZO ro zn I dH w I o HK zH 1 CJ N Iro o 00 nm mm [4 I (1) [J x trl t9 r y H zz nH mz I ro I n J J I H O 00 O I I I I I I I I I I I I I n (�] H rH u1K N 00 rbM L 00 Jr . q N bJ H Id 1� h H Q x H NUl H O H r z C m M x O M M n 0 d Id .ro H z H M O n z d y 0 H r w m N 0 0 N 0 O J N .P N J �P rP J .P I IM IC I H I � I �cf I [) I Ixz Mz M, yr IM I z In I C 1 IM Iro IM I d I I I z n I d H I I H Izy I (J Iro 00 OO I n(f) My w M I UI d �n zn I t7 y I I H K Izy I [) Iro 100 ow My wM UIM I I W I bJ M I r 'y H I zz O InH m IMz I o .P I IT, I I ro I n J I y O r Mon C \� M r NM \H pNz ry� p'yy -z M ly 13 Y y r Hm 'K � WW .. y ooM H x x a N O ni O y x M ro M H O d w --M k tim �G za CIO � G (D N O G a N 0m 0 r x M ro w 0 N 0 n � H ry �K N 00 C. n 00 Jr NCtl H ro� nx t•J M H c� x H W!n H •P•P•P.P .P .P N iP .P .P 'N •P .P .P �P•P•P•P I L'-9' O 61610�01616�6 \O\6161616\O161616\OI UIN M O Q H •P •P P �P iP P iP PWWWWWWWWw - 'o I C \Ul 'y OOOOOOOOIOIOIOIOIO\OIOlOIOW I m LI IO CO J 6I UIW N�OJ J6l Ul•PWN -`00 L' „ I \H QNz o `J'•.T. �lJ'.t1 iP H H i i (] WWH!0 m W� w o J J JO J y o C m mlo O Z, '2,0 J z I - I oHMIO ro C/�C7HOMryH�PHHHt7�ro I u O ;x;J,r,xxM mm UUj m H IM ! NH M H C -1 'Y HW C c '3 M'�11 -IM m 9' H H O QfN C]IN R' R' H Z I y L' ro HHzzriz 7J',i1MH m .hJ FI IT) I Hm G] HOt7OHHzt+tn' /_.CO(]H H'A I L'•• cn O C I'd gyyHC7HHLLJm bICO I 0 C < Q S IC c roro0 �'3 OCn c+r' HyJH z'L t+ C -•mrn m or mmH y nM y tA �H 0 .. H m mN '.A Z22,ro roLr o�M �'x1 M ONU WHHn v1 1 o p m M Hz I J' H z mm > NO .. to t+r > " ,d H zyNoro t,l -Ixxo NH xMH 1 w Hzro t, 1- 'A ; [ 0 <, 1 M romp o QaJ ro loch W N H�<axMm o low m C oral- IQMmz3 z yL' C N m Q',d OKJ (]C7H OR/ M I • L' oz\I-3CHC7E x:9. r o o owu rCl -ly mz o H :HmHK M 0>13( -I m 1 H zz H H I W IN M C O 1 (n IM H I U C m My I Cz Id 0 oDOO O O O D O O O O D O O O D O I IG) [ lea 0 000000000000000000 'MY H 0 000000000000000DOO IHr' O I (n IM M �� ro I I m za M V I o o D0000000000000000o Im I d fi 0 000000000000000000 1 m O 000 00 00 00 00 O O 00 O 00 I N O �] I MH 4. I N I H� HN I zH xl' tll N I l7 00 Id 00 A ld a .P W w trl o 0 O O m minow0000000000000o IOm x I m H 61 oJ0000000000000000 I !nM to 000�0000000000000o Iml7 � 1 Z O ro Izo IMy w I o I HIC px W � Ip I rJ N m mo N rn wmw 1 Aro W IO W N W61W 100 to mwO�POOOOOOOJOOrnmoo i h 1p UINOOOOOOOOOUIOOOOJO I I m (q u O� OJO- '00000000000000 CJ I I I� �P W I Llb Ol OJO N 61 �P IO IO I nH W � W W N WOIW 1 mZ lO WWO.P000OOOOJ0061N 1 lO UINOOOOOOOOOUIOOOOJO I (� 6l OJO�0000000000000 I C,]H I 11 I I I I L' l l0 IO IO l0 lO IO IO IO 1 0 N l0 IO IO IO l0 IO IO ID I o OO lO tO lO ID IO IO IO IO I H aJ m Ip IO IOOl00 00 00 001O00lO 101DO C I I I I I I I I O o I I I I I I I I J[I I I I I I 11 I G' I I I I I I I I N�JJ H I I I I I I I I ro I I I I I I I I G):]! I I I I I I I 1 m M � (n r 1, y m oo Cam H M' O I C NhJ H v - , r I ]j 1 , z z > 1 GAO a z 1 m H m H HO 71 O O y rom I O�m I J� m I H O x o u U I (JI I N ro I O p I I -I L 1 H 1 m I G 1 I O Im Im H N m M z d z 'd o U�l I M na m O M > H O H O tJ I N I trJ m z x 10 ro I m Y o rt o IM L � d O 1 m O I N O O µ OH I GH P 1 N zH x m ON hd 1 zro a 10 0 m W m 1mm o Im u m m >> b z0 IGH w I o •P I Z H 6l I G N h o m 1 WW f w 00 0 1 Om IOw mH 0 1 mm 61 1 m G 1 m m 61 I ib H O zz n" w IM � I O 61 I O F, I L H K p h1 N 0 00 ',t1'*1 � 1 cn 1 00 JC I • c: W I Nm H � Id � > x 1 mM •- T •- H Nm WWWWWWWWWW WWWWWWW wWOJ 61lP.P iPW WNNN -'000 WN -`OOW �N- `lI1N�NOlP iP iP OOOOOOOOOOOOOUIOIJI c��mHr �ororoHm�em��o yyrzLa�bucoHOmdroXHlaH cnHmU,cJCCHnxcnra�roHHx mnC �mHL nI -ImOOm �JH a7r roa7o ra7yromzaJ�aJ ;n sdy HHm OiGHH H''L.'Z Hz %HH HnmoHz mm�l n ;U0 ZOfl fN lG m "H ! O; mz 7.1 Hz c tl w mmc 1pnnnzm � 2 r oW m r n m z u Ommn m OXW mn H 1- 3 MC:L A I I W O ro H � m 1 1 fn 'ZCxh1 y IdO rHn w t7lw o m m H m;5 UII-3 H>?o Vlr 'A OmmH nWgHTC H 1C Z tl > OHV x W 3 Ulm � x mmmU] h1 H'y ly z H 1 0 S I r G� O l H O m WC W W W NUl JW JUI lOW U,O l00 00 OUP 00 OOo000O00 O.P0000O O 00 ... O O O 000 000 O 00000000000000000 W ........... 00000000000000000 000 000 0000 00 000 00 w 1p W P OOOUI pJ0000WOJO0000 000 W OOOOOlO 00J00000 pOOW00000.POiP00000 N N W N W IP IO iP ID �P V W1P 000 NNO OOU110 ONOO WOO O OOiP0000�WOJ006100 OOOJOOOON610 UIOOOJ00 H NNNNNN NN N ON- '��00000 H WJJOIW N��O 'y OU,�000�00 r W<`Jo ronnsow ❑MOLJ�',Z10 OHIaa 10 xozH1- I9�gzm10 roFfumzzroroOHIU rn xHHac:xnr H CI (�y• z LIH mmarl Lmmm m W ro R+G7'A 7JIO WHI c Io H H W l X l mwr Gw UC:� WUI r UI H HHr rozm W ar Mm H n fnCHmm nmtn2 Hm H � m O C rn ,P � ,P ulOOw O NO OOOIJI 00 0000000 O 00 0000000 O 0000000000 0000000000 0000000000 O 00 00 00 O 00 rn m 61000000006\ W00000 O 00 W 000000 000 O .P 'P O] N 61 .P OWOO 00 00 J ,P000OOOOOw � O�POOOOOOJ lO � iP UIOOW NO OOOOJ 111061000000 W U1O1000000061 10061000000 W w - 'OU1000000.P I I I I I H - » - - n JU11PWNNN00000 O, O LA On HO�OONN�JWN�O W �P I C \Ul 'y 00001P0000000 n � t-I N'i r J ON2 ro 0SxHhl rol - IC O 0 W0 d m I moy mrozzr• H MACM L 00 -'z sJr�zaiulmHmHnmc�na7o y 1 O onmI ,3C w X• mb;d C Coo 1 m H onmro nx�7 HHrcoo y I a v zY�ir�m• dHHymz� d I ;v r y HU�Ozm m O m ?717 n P ' H I HW rI LiJ Cnz' ro 4 , I H I r'• U) d On y 2 1 U) Om W HOn�R' d =I N r - m H - 'WW w m mmXz HOOH mro C'LJm w HAzM r OW<M H oNm z H lm HC:O',ti > , ul no L io -IH -,H r mmno � I H ncJZO 1HHx mmn0 H x mmUl2� nrorov ?l mcn m H w C A �'+ y c. r (/I rn � O C Giw 00�l H w ny z %m 0 Y o H ro q 1O U m n C 1 I �) m m IC O N N I [n W N o I m H 1 m m irl ww w trJy 1p O 61 NN N 1 ❑ IU JONONOlJ1 Ul U�i LA . . . . . nc O 00 0 00 00 000 00 1 m Y H 0000000000000 IHr O u W LA x n 10 `� >0 bd z01 LJ IZ o 0000000000000 Im -'G I d f( 0000000000000 I m O 00 00 00 000 000 I N Iyy G I zn I C7H ¢ N I H X Hi- 'd d o m N N 61W JJ 00 n .P OWOJO �O O OOIOJ W U T I m 61000�061NO00U1 tD Ulm wo610 WOOJN000.P U1 1 MU UI m ILn 1 dH w 1 0 I H.4 - � w 1zH J -`Ol 00 lOJ I CJ N Ib o m Wlom �lw a1w 1 10 0 N .PJO �PJ lI1NOJ -' iPONNIO OlO�00JW16 I mH 6l OlO UIO OUIWOOW�J I Ulm IOONID UIOWN000JWJ I U)CJ I w Irom W W I r W JIOJ lll0 6lW I nH J N JU J -' UI IOW I m'li N061N NOUIWOO J.P IO I (1] WOOU1lO O.P�OOWWJ n � OWlO UIO JOJOOWJJ I OH I I I r H U114' \O Ip IO n 00 N IO l w n J NIOW JJ lO OIIO I H 'A iPONlO�00NOOl0lD lO C 1 OO I I I I I I I I I Jr I I I I I I I I 1 I I I 1 I I I I I I 1 1 1 I I I I 1 N I 1 I I I 1 I hJy I I I I I I I n x I I I m m H H w[n N 10 JWNIO l00 APO OIO U,O iP NN OOOJNOOOlO l00�00�00 00 ONO OOOWWO NOO WO O pOOW0000NOlO UlOON00 I J61 N10 W N 000 iP OlO 00 U100000 W 1000 I I I I I 11 I I I I 1 I I I I 1 I I I 1 I I I I I 1 H NNNNNN NN N ON- '��00000 H WJJOIW N��O 'y OU,�000�00 r W<`Jo ronnsow ❑MOLJ�',Z10 OHIaa 10 xozH1- I9�gzm10 roFfumzzroroOHIU rn xHHac:xnr H CI (�y• z LIH mmarl Lmmm m W ro R+G7'A 7JIO WHI c Io H H W l X l mwr Gw UC:� WUI r UI H HHr rozm W ar Mm H n fnCHmm nmtn2 Hm H � m O C rn ,P � ,P ulOOw O NO OOOIJI 00 0000000 O 00 0000000 O 0000000000 0000000000 0000000000 O 00 00 00 O 00 rn m 61000000006\ W00000 O 00 W 000000 000 O .P 'P O] N 61 .P OWOO 00 00 J ,P000OOOOOw � O�POOOOOOJ lO � iP UIOOW NO OOOOJ 111061000000 W U1O1000000061 10061000000 W w - 'OU1000000.P I I I I I H - » - - n JU11PWNNN00000 O, O LA On HO�OONN�JWN�O W �P I C \Ul 'y 00001P0000000 n � t-I N'i r J ON2 ro 0SxHhl rol - IC O 0 W0 d m I moy mrozzr• H MACM L 00 -'z sJr�zaiulmHmHnmc�na7o y 1 O onmI ,3C w X• mb;d C Coo 1 m H onmro nx�7 HHrcoo y I a v zY�ir�m• dHHymz� d I ;v r y HU�Ozm m O m ?717 n P ' H I HW rI LiJ Cnz' ro 4 , I H I r'• U) d On y 2 1 U) Om W HOn�R' d =I N r - m H - 'WW w m mmXz HOOH mro C'LJm w HAzM r OW<M H oNm z H lm HC:O',ti > , ul no L io -IH -,H r mmno � I H ncJZO 1HHx mmn0 H x mmUl2� nrorov ?l mcn m H w C A �'+ y c. r (/I rn � O C Giw 00�l H w ny z %m 0 Y o H ro q 1O U m n C 1 I �) m m IC O N N I [n W N o I m H 1 m m irl ww w trJy 1p O 61 NN N 1 ❑ IU JONONOlJ1 Ul U�i LA . . . . . nc O 00 0 00 00 000 00 1 m Y H 0000000000000 IHr O u W LA x n 10 `� >0 bd z01 LJ IZ o 0000000000000 Im -'G I d f( 0000000000000 I m O 00 00 00 000 000 I N Iyy G I zn I C7H ¢ N I H X Hi- 'd d o m N N 61W JJ 00 n .P OWOJO �O O OOIOJ W U T I m 61000�061NO00U1 tD Ulm wo610 WOOJN000.P U1 1 MU UI m ILn 1 dH w 1 0 I H.4 - � w 1zH J -`Ol 00 lOJ I CJ N Ib o m Wlom �lw a1w 1 10 0 N .PJO �PJ lI1NOJ -' iPONNIO OlO�00JW16 I mH 6l OlO UIO OUIWOOW�J I Ulm IOONID UIOWN000JWJ I U)CJ I w Irom W W I r W JIOJ lll0 6lW I nH J N JU J -' UI IOW I m'li N061N NOUIWOO J.P IO I (1] WOOU1lO O.P�OOWWJ n � OWlO UIO JOJOOWJJ I OH I I I r H U114' \O Ip IO n 00 N IO l w n J NIOW JJ lO OIIO I H 'A iPONlO�00NOOl0lD lO C 1 OO I I I I I I I I I Jr I I I I I I I I 1 I I I 1 I I I I I I 1 1 1 I I I I 1 N I 1 I I I 1 I hJy I I I I I I I n x I I I m m H H w[n �P r)JW NiP '-IH COJJJJ Hl➢lJ'U�VI I➢ HiP.P rP rP rP rP �P �P �P iP IP rP iP rP iP rPWW �P N I bi-n Ol n -`6l OO „ PiPN � O -`�� OWJ6llPWWWWWWWN�000WW 61 O I MOn w HO�PJW HHO��00 HIOWJN jOOOOl6IOW JiPW0001I'NOIP.P W rP 1 G: \�11 N yoo� yyowo0o y�0000 y0000NO001N000000000 J I M -` iP ti U'' ti C "i ti �P I ti Nhl ,T, ',COwax MOn1 --3H00 n>oow'n Onnt y MHnx'dwxldwawz"om M I Moy O M'dMMM nH0'A',dw'dH ycnHMay 9' HO'AOGHyOH,'d c:H 7Jc:MMMHn G -"Z HMMZH OT2y:nyM,T, 'd wW'=1 H z'd Mt+M y', ,nX c/iolDl oHl'd:;"tlTo y 1 U -n M ',dx1CM71 2MHZZZ'sl [�J '-'MMHt OH Mt UZHH M � n'dw nn H y t yMCMZ M FI O' wwo ow"ww W' '.d I , -l],O n H wmM w2MMHMMn• WU1n UH'Umwo y H y H My X. ZN"-'1 yM M H 'P n H H (n L "F1',1 y M M x U y C MH L M ' -(T G)M MM H' *1 C M z C' OH tp U)W R'WtiHH R z U)H Id t* w M n"mzA oww" ' ?OMn MHH -)y Hy'C'dT G)k Mn A ny wo zZ yz OOCK) O 'Oozn#Jt' 02 H>>O Sd z O Hz c:H UynHOOZy CWHCR C CzC'A ytx)H zMG H'�1nMy CG H � W(n C "M 'dH MZHOCCIMZ H IdH H H MyHU)n O�OG)HyM 1-'M M 1 ., l M OM d0 -i C) M 1 ' H () t ww; mH t' nL U�zH Mf C ZMHWOH' -' nC -) oNM 'C zM t MIMC) MH >t1inxS y MOHHCHZ fn ` M<NM0z2 MM ',d ut M H t yHHwz 'C fnzM'd 'C WMHMM>MW n IM HH wti y H z W MW OG) 1 000 n yHZ?7 Urn XMOnLAX H wm- O H T H O In 'd O t+ 110 f M> M wy M H C z fN d H 'x1 to 01 C: x xC Hnnc:C M C !nH X ' H < 3 M "M �g O C OH O mm XOUHW M n H J UH w w G2M nM z I C C zM 'd 3M M x x O M wn M n'F1 ,T,z W N (n HM 'C G) M M y z z 1 M C ) 2r z y MG r H n M J T n ny ny n C CM y M n M H M MC 0 H MC M in y b N WH O x 0 t Q H T A GO I HId LA LA o IC o WO 1p � N 1 M H lOW O W l0 � W I G T • I M N O Ut Ut Ol .P I I Ca' y 2 Id 0000 J 000000 000000 ,P00000000000000000 IG2 M 00 00 O 000 00 0 00 0 00 O O 00 0000 O O 00 00 00 0000 I M y H 0000 0000000 000000 0000000000000000000 IHC' O U I r W I b] "M z n O I ro IC 4N 1S y� I trl zf). IM N w U LA O rr pOOO In000000 000000 'n00po0000000000000o IM 'G 1 U 11 0000 0000000 000000 0000000000000000000 I N O O 00 000 O 00 O 0000 O O O 00 00 00000 000 00 00 O O I N O n Iyy G 1zn Q UH M 1 H'C H IoW J hJ ON J lI' lP O J 00 G mlfl 0 N OO n 000 O lON OOOON O 00 000 1P000pOO O O 00 00 00 00 00 I n x IMH 000 O NUt000 Ot➢ O 00 000 WO 00000 00 00 00 000 N 00 I U1M 000 O rP0 000 00 O 00 000 00000 O 00 00 00000 O 00 (/IG W M Izn IUH w I o �PJ J IO W G N Id o W Ut OJ lI' N lP 00 0 0 IPw o w O W m N 1 0000 JNOOOON OOOp 00 lf' O OOO O O O O OUI O O O O O IP OO ntJl W N 0000 ul u'0000'n 000000 l000000000000o0o oln oo 1 VIM 00 0o iP O o0 00 O o0 0 000 rP 00 00 Oo0 O 00 00 00 OOOO I plG I I N I t0 M y C N N N > lI'U1 N W O N I 2 2 OJ lI' N IO N W nH rP J O J OJ N ,P M z O 000 W J0000 J O 00 O O O WO 00 00 O OOONO00 OOIPO O n 0000 rP U''O OO OII' 000000 OOOOOOOOOOOOOOO OI➢00 n O 000 0100 000 O O 000 O O 6100 00 00000 000 00 0000 n H L H W� 'd N n OO JJ J J N lP w ' H 'AM 0000 OIPO UtOOII' 000000 OJ00000061000000006100 1 co I I I I 1 I 1 I OO 1 J C: I I I I I I C : � Z 11 I I I NM H I I I I 'd'� G)x MM H 0 x H rPm '-1 HH•PrP.P.P iP rP rP iP �P rP .P rPWWWWWWWWWWWWWW HNNNNN H -' -` 'P N Q OOJ6llPW WWWwWW�00J Ol U"I�PWWNNN��000 Of X 000 OJO 61 O H I- 3H000lO IO OJJJWOOO�POO�N � II�N�NOULP rP HJJWNO HOJ W iP I y yy000inoo m.P000OOOOOO.000 otno -•o ytn�000 yoo N I M TOn[";nc/1.inX mcn3?1 ?1 ,T1Ht+yOt'O'dHMHm ; v t'O In'q L)'dn o b>1 -i'dx M I d OH'A OC7H�OHXCHmmMZMC7COHOmC7AXHml - 1 COM',d O'xJC Mt'zM0 d I ,'n 3xM;v�;v 7C 3fn h1 Vl to %'dm u>n CHnxrn t'C;n'd H CJx tlOZHXMb 'A C'H'A 3' � I mmM ZHHnI n t't/1nH�CC;ym ,?�MHMnHmO�M bdMZ'd Hhl onwo y tlH w W M I "AO AJv'd�1 M L' 'AH On'AO y I M H H H c/1 t'K'A A H'9 mo HHHZ 1- Ica z m I-1 zyt7' /_.H C7 X IdM �N Nfk I> m 1 nRo n o w loMOHZ Mm w t+zm M rN w H 'dMH )y HJi hIT t� nOUiH'AO zOG�fNkMm fold n'A O[/1 L'M'tl t"w H 1 z n I ' H 1 o<<W AIZM HTr mHlio''+9 mz mx dm C H OCC'x1 wn owon Y na �R> j H C'd M (nC "Id cn'd w Am< CHmy'-J U10 o fN nlC fit' AM "Id 'JHMC cn H MncnzH m>pCnz wm n i M r' z MOM n mh)hl'd NSd l 'm'.dx H I N MHHCHL U10 U1 mz O X H n MI AG M I M Ul H H H m CHM 1 M cn H Cnm 9'fnm cn l-3 o m MMCM I w NZH n oo n M I H z O Xmonz zC'd�XY tiH ncnQ MGHU1 nGl H H )R+y M w�1 -I HM l7IAMH W,' WH fN WHM Mm >MH H I o to -1 x W<C w WOOMMIH Gym a'HC mw m t ww O 1 z QH w ui,H m H,c r %o 'ACnoH n G z MID M mnOM W wx mz >WHzL x L z z zsd c Tmmmm IOMHy y n v cn y m 1 -1 HZX mm Clod A O M G) m m x n z H'd ,S 1 'A n A O M O 'n b to z z H M n cn cn 1 c C c [ I IM iC I H W I V] � Im � IG I M N I C i z N 0. 00000000000 O O.. o o o o .00000 ... G)C 0 0000000000000000000000000000 000000 00. Inly 0 0 00 00 00 0 000 0000 00 0000 000 000 0 000 00 0 000 1 HL' I Im 1 O 1 U1 Im w .00000000000000.... ....... 000000 000 IM 1 l7 0 0000000000000000000000000000 000000 000 I 0 0000000000000000000000000000 000000 000 I Izn IuH I H'$ N H � I CJ ro 100 o Oo io .00000000000000 oo o o 0000000 .00000 000 loco LA N 000 00 00 00 O 0000 ..... 00 0000000 O O O 000 O 00 MU rP 000 00 00 0 .... 00 O 00 00 00 00 00000 O O O 000 O 00 I UI CJ Izn I [y 13 1 J IzH Iro 00 00 J 0000000000000Oo0000000 . . 000 000.. O 000 I LTIA m H w .0000000000000000000000000 000000 .00 I � o00000000000000000000000000O .00000 000 I(n I I I MIA i r k V� wph Mon C\cn m \H ONz MoG 0 - n y > H W -•WW .. y ONm W� H 71 C 0 A O A H T M W 0 O d n m k ro �a oG n m N O (1 , r a m H F' x� 00 ON Gi IT, fn M ro w 0 O n Q H t' H u N 00 � M I Cn 00 J r N UJ H MM n x H w� Izz o InH I m z I . ............oO 6l 000 00 00 00 00000000 00 00 00 00 000 O O O 000 O 00 I I n n J I H 0 00000000000000000000000000.0 00..00 ooO wph Mon C\cn m \H ONz MoG 0 - n y > H W -•WW .. y ONm W� H 71 C 0 A O A H T M W 0 O d n m k ro �a oG n m N O (1 , r a m H F' x� 00 ON Gi IT, fn M ro w 0 O n Q H t' H u N 00 � M I Cn 00 J r N UJ H MM n x H w� I I H O I I I I 1 c z 1 tJ I trl I w H 1 ',d O 1 H O y 1 � r 1 I x1 I �J I O O 1 � I d I N 1 ro 1 1 H 1 z 1 1 �J I tJ 1 1 H I H m I trl � I N I W 1 az V o I n1 y o IHr I I � I �] UI I �1 I d , O I O I I y Iz� IdH I H� N I l0 I [J Iro J loo w 100 IOW W H N W .P 1 W d 1yy �z0 1dH 1 N I HIL fro loo P 100 J (] W (A H W 1 W u .P 1 W d 1 1 N Ir� Izz O NZ .P 1 kl z � I � I I ro I n J I H O I I rNh] \H O O'y z ern H 9 H r H W r �C ON[9 H iZ C' W O I, O l x Ih ro x 0 d x X TS z o. ort , G m N OG� 'G N . o . m 'A'J ON C x M ro w 0 N 0 () FI rH W� N 00 ro C n 00 Jr UJ NLU H ro� mW H G) H 61W WWWWWWWWW HNNN ,P 1)1]1➢ H,P,PWWWWWWWW HNNN .P Hw�P .P I Can p]WWW61lI1NJ0 0 - Ol 00 - MOn ,AwNJOONOU� HJJ W HHIO HBO IOWO � IPNOUbP HJJW W HUt O C \m 000000 otno nu�Jo �o nn� ntn00000 oin o ul ninJo io ;>YOw 1 Ll L_I � rC C r O C O I rNhJ I O wpp tC mMn�Smtw Hnnn Ownpi, oro mMn nMn n Moz MnnrZmowxH COMHCJ zmm> HHZnMOHO`A XHH coww CZ OXO n +JwHMmmm�ld ,T, Mozz C7 u) Id xn X ma ON , dn pii do" 'dx ro 1 d-n c: MnCbHH LJM Id 0 MO CHLIH MHM P>MHHMOM hIIJMNIdC mg I M H W 'AI-3w, >Z`ww r wwJ MHHH WNW L r MI -lrw C,',dC 1 -1 1 H M WJ , CDHIH Hm,b HRH Hnwz nH H'7_. HmnHHA "HZ x I n r HzzMz m MCrMM ror C mwl zHnMZ Mm MCrzM`A H H Id 1 1 -IW nno 0r w mro +Own H M LA n 0770 GQICM mro nwH 1A3 ,A w I r••w MH N romC M nOOO ',drr ] w Idm b IC IG O 1 S I C H S N< rCH z rC: W CC CMH HC �'dM <; CUi C 'd C I , mm �n roH Hrold A H H Hmn nM xMH HId own M I ••H LJ Mon Mro�< w IdrZLI n m MCZ W Mn Mldro ro MOM x I OIPM w CJMM W" nz Mn MHz H MMmM "N n zMz M I ox Old CMm Hz r WFI WlC mnw ldwn CM I w H N nIA'3 z I H z nw WH N n N CXn nmo Mz 'h' MwM H I x JUd m 1N w r R w wldn W H O mH w I w mr nH M rMH nHx L +1 H lJ I C H non n Hzo nown e o M I w Hzx x mmz I-Zwm L < I w x 1 -1 n Mm Hn y N ,'n W I O r CI O z 1 n n z H n w 0 1 n Hm M M n H m M z w w Mzm m Mw w w n mC wC C z 1 I 1 N M M 1C O I H ICJ I w IM H I x I M I W> C Id 0 0 0 000 0 00 00 00 000 000 00 00000 0 00 00 00 1 t7 Z z LJ nC 7 , 0 . 0 . 0 . 0 0 0oOO O • 0 ' 0 . 0 ' 0 , OO 1 M b H 000000000 000O o00 00000000000 0000 00 1Hr O U w C ! � y n 1 W z a 1 M N 1 ro o rr 000000000 000. ... ...00000000 o00o Oo IM - C 1 CJ Ff 000000000 0000 000 00000000000 0000 0o I m 0000 O 000 O 000 O O O O O 00 000 000 00 00 00 O O 1 N O(I] Izn - G Izn - P m I H $ HI- IzH x� M zm Iro 0 1 00 Cl oO n ......... 0000 000 o ....... .000 0o IOm x MH 000000000 0000 000 00000000000 0000 0o ImM 000000000 0000 000 00000000000 000O oo ImM m M zn ro zn 1 d H w Id 1 0 I HIC 1zH N w o m i OO m w w w m 00000000m .000 000 00000000000 0000 00 Inm M 1-3 O O 0000 000 O O 00 JOO 70000 00 00 J O 00 00 00 I w M O O O 000 000 O O 00 000 00000 00 000 O 00 00 00 I w CJ I I xJ I n I r I> H zz ,Xl app ,p n H m W W N OJ 1 M'Z 00 00 OO . . 0000 . . . O 00 00000 O 00 . .. O O n I 000 0 000 00 0000 JOO Joo 000 00 O Jo O 000 O O I n 00 00 00000 0000 000 O 00 000 000 00 O 000 O O I n H C H UIIC to io io io io Id N n Oo H 000000000 000. i000 io oi0000000�oo ooOO o0 1 Cn ^ Jr \ 1 1 1 I 1 v C I I I I I NX I I I I I I I I I I H I I I I I Id n I I I 1 I n n x MM H � w W �P 1]HJ HIIt WIJI H.P.PWWWWWWWW HN .P HHUUI HiP. w iP iP I tl—> O Ol OO.P O — f — Owwwwwm61WN0 O— m 00 -' OwwOw 61 N MOO Ut W HHN -3 lON HIO IO U'WN�OOUtN HJ W HHION H16 IOOIII W O L' \(/1 O lD '� '�L�00 'y U1000000000 'y Ul l0 'q'J'»O • J/UI000 lO I W� O NZ P w ,Aw 3 C]mtd t+(l O(nHCn .OSmHCOMO c t w Ocn w 0 mod X,3o SC' -1 16H 7.1 H SfnC Y'Y HH�M;v Yt 'zmHXH oCycnCH C oc 'A J H O yM MHJ y —z ,T, hJOroH Hroc�H'v x�' Id Gam(] mMx H IA M, m � iw a;mzm HM U)1-Izro Ht'C7 m MHMM m( L) mn N bM'vx xHmrH WMW, M H MA ',v Ul :v HHd H M x1 `,d 1 ,hf wl ti C HHdH WMWH; f u m,T•' 'A Hv',U 1 - 1 -1 b H R $ m > 'y l HUIHR' ip�w '.v >p x � Y t-I t' z [' H zzO w H M CM N w Id 1 Hm A M C ()H MI - 1 0 Gl m;� f] ] M M> U�'v In 0 0 0 M n , tp m y fN W t U) 'AZ M z z 00 O SvNC Cx).- ',v MyD, ro m Mo O O o N < S17M 0 O 1 , K hJCH zyOY CMS C CMH HCroC Z zQ CMH� ;vHC HzCZ H I] HU)(� �MCioc) H H " H H H 0 OC]M ' t [lwx o M MzOO m 7 m 1 x1 W H 0 I o.P M Mmm yH H H ym;Z Y m H'z, m U) b >W ,ym;3'b W M,? m m O Mtn Mw KUl K o ro n m w U) O Ocn C rK W>W w XIA. UDC' H H w oo 9"A Xw zC,Hto �+ >CM• H H 1 x to fNH W CO R N 7 H t'O w C R' I H K u m C 1-1 H WH UI Lxl C. w U I CC' O() m m m 0 H M (] m (] M zx N>m mym � W x lnz Lx y cn rn 1 0 ,b H H h N H G1 t7 fl O 0 1 wM M 0 N h�7 m M M U m w w MW z w � C C z H 1 I I I N m C, O I 1 -1 w U) m H Io x 1 ro C `L, 'v 0 000 0000 00000000000 00 0000 00000 iC 0 000 0000 00000000000 00 0000 00000 I H O 000 0000 00000000000 00 0000 00000 I l r H O d I U IN M I n k in 1 0 1 �( I X , l �� Im za 1 m � I 'x1 Ort 0 000 0000 00000000000 00 0000 00000 1M � G 10 H O 00 O 0000 O 00 00 000 000 O O O O 00 O 000 O I N O 00 O 0000 00 O 00 O 00 000 00 O 000 O 000 O I N O (� 1 yy � G 1 m H'H HF 1zH x1- p Id om 0 a 0 0 0 00 100 G) 0 000 0000 00000000000 00 0000 00000 I x ImH 0 000 0000 00000000000 00 0000 00000 Imm 0 000 0000 00000000000 00 0000 00000 1 0d U) M � 'v zn 0 1 bH w 0 1 H1C 1zH G N I 'v O o w w o w rn m I oo O o rno0 0000 m00000000oal oo m000 w0000 Ipm 1mH 0 000 0000 00000000000 00 0000 00000 Iu)m 0 000 0000 00000000000 00 0000 00000 1U)d I 1 [i Izz iP �P w lfl I p H w w o w m rn IMz O 0000 0000061 00 W0o0 . 0x0000 . . . 1 • O . . . • OO • O • O • OO . O . . . . . , O , O • O • O ' O • O . O , O • O , O • O . . 00 . 000 O 00000 I (] O 00 O 000 O 00000000000 00 000 O O 00 00 I O H I I I 1 I I W'4 l6 l6 l0 l6 l6 l6 hl N l6 l0 tD l6 l9 l6 (] OO l0 l6 l6 l6 l6 l6 I H WA O 1600 0000 10016000000016 00 16000 160000 1 C I I I I I O I I I I I I Jr' NtrJ 1 I I I I 1 I I I 1 H I I I I 1 1 I I roy 1 I I I 1 cox 1 I 1 1 1 I I mm Nw iPWWWWWNNiP HU'�UM1PWWWWWWWNiP yHJ 0 HAP �P iPWWWWWW iP iP r-`y WW WlI�N0��61 O- `�WOJW U=N NOO�OI OO P O� OWWOWWOJ OJ IJ�N 61 N I L *IOn IOW � O NIPJJW -1 lO � IOW�OIJ�NIJM1PJW HH HIO HID \DO UAW N�OU� W O I C \!n tn00000tn -'IO y�otno00000in to lfl yyN y -'o yln0000000o IO I m -' W [ a rr r r W I rNm .. . . .. \H O N% m G�bJ r'b m G]w ,Py rm cJm C`O'd trl y' =1 .P 'POHO 0yr0 OmH mn !] I 'boy - J yl:"MOXOmJ JmyHyrmHOXHOJ A.T. H ymyy HHymMyyrmHHO y - Z y .Pm C�xmroHO�P A.T. romzro MH L-J $ MnP x x H b C7-0 H 0y� JmC7H O,bmHmOC7J xe J mw HMCJH wmwl mOyMO H w, m m Hry',d ',tl H m Hr7J QHZ m x1 aJ w H 'N mmH�J 7J HraJ ',b '.n N C m 0H'Z0 y R m m y 'N R' % y r m I Cr m m H%0m mC,M mmm r r mmfk H%0m Id 1 Hm y 00 R'd m 0 mm H y 000 c IC'd' C z 00 O m my fN 000Mz O 'N I r'•m r H OC!" HO r -J oW HyO zZ % xrr H 'N'Z 1 � �C L :J H roe+C:H ;U',i1 M H romrN y CN C CMH HiCH m 0 OtAldw t N z y m 0C owwr m0H0 r H CZCiz H H Hm0 OCHC m o 1 ••H OM` o " m m +J OMM r mH m HMW m oiPm H HZ H H m m 'NH H yo y W MHZZ WH nw M x b m M., m Wm X y m0 ro0 M I M mz H% Cm m zl y m z H X C m m•• y X C b] - 1(�]00 y Xm• C H H 1 x A tj� L, y m m <v mH m l d H C' Ro m UJ HfNH N r H CM " rH Hx C �C C'NC m m `C m I C: H O 10 m Ho 0o M mmm n W Hox 0 1 m 'Z y r %M r M x N m C W ro M w WH x y 0 F T, ' X �m C " w M rl L i4 S H H 'N r 1 0 M G 2 z r n 0 z 0 O I m z I 1 'N M 0 IC O I m Im H I tJ x I m IMy c: z ro 00000000 000000000000 000 000 0000000000 Ib% m mC N 00000000 000000000000 000 000 000O000oo0 IM H 00000000 000000000000 000 000 0000000000 IHr O d IN I U In o I y� I za Im � m ort 00000000 000000000000 000 000 oOOOOOOOOO IM � G ooOO oOOO 0000 00 00000 0 000 0 00 00 00 000 oOO 1 N O 000 00 00 0000 00 00000 O 000 O 00 00 00000 000 I N On lyy G I z 0 N. 1 dH P I D I H,'� H N 1 ZN xF' I 1 ro ON Io ro C 100 L] 00000000 000000000000 000 000 .......... 10m x ImH 00000000 000000000000 000 000 0000000000 ImM 00000000 000000000000 000 000 0000000000 ImM m m lyy ro I 0 I U H W 1 0 I HAG IzH 1 CJ N 1 b o .P 00 O 000 ONO. . . . . Oo . . . O 00 O o Oo 00 Oo0 000 0o M H 0000 oinoO 000000000000 ono 000 0000000000 Imo 00000000 000000000000 000 000 0000000000 ImC7 N M M N� y H zz nH I- 0 �ro �H O � H r H Ut � N OQ 'N m C n 00 J r N� H y Mm H Pi H w iP Oo N 00 Oo 000 o Oo Oo 000 00 o Oo 00 O 000 . . 00 000 U100 . 00 0000 00 00 00 000 000 00 00 Oo0 000 00 000 O 00 I 00 O 000 00 00 00 000 000 00 00 000 000 lfl o 0000loo0 000000000000 000 000 0000000000 I I I I I I N M M N� y H zz nH I- 0 �ro �H O � H r H Ut � N OQ 'N m C n 00 J r N� H y Mm H Pi H w H�WWWWW I'dN rP H�WWWWWNrP HJUbPWWWWWWwwWWNN NrP HrP rP .P C -> OWOJW -00 OO m OWWW-00061 ON-WwwmmWOI -� - - -m OMM N mOn H IOW -'OULP HW W -I IOW- 'OU�iPWW HIO IO IO InrPWNJOO�OInJ JOIW SOW O 11M yu�ooin oln HW to yu�ooinoin olo yo�ln0000000000ln�olo yolo 1 m� r r m r' rn L u' I r NM o[n nt'H m'J'+o (n ro U)1 iP w n ro L-j A 0 �2i WC'W n 1 h]oy x - ]H P0'' X. C.'cJ C;z JH9'O'� X,MJ L - JWMHMLIJ yr'zmL *J?JXom� >Wnbld H;x UH'du OrbW Mdb ]HO H;rym� nL OhJOZHH * XNT m Hmow rozldc J,A >"WO''x. n m 'imHmci mC;ymHGmz W,T, H , 1 m H zm r'z?J .n1 C , A- m m t 2:W /H WWHWWM AHxlr wWo W m H 1 H b HHZ HHHH n HHZHn CmW m 'A xnHW�l• G fN fN X �' L mm Az mw m m au W - )'2. AZ Hm W Hz Gr' H R= rd I HN mm waW lcm WWWH z;n 1 '.dn �rcnz r'�Jm nooNHf ld R'r m W .ro L''••W ;d ti y ',d y Hr' y G Or' WHM< rom t7 Ho] cm crmromC r Wm c£°ro"J W!� HOmm H Wro OH 1 -1�dH c I - WW HM m WNH yW m aJm r b zQ W wnrr W HIdoz zyz m .• H n Pmomn Id 'd L' tMomldo OHSd m WOmdzo Wzm g orP ttl L*JH GmWm ,ro 'v 1 H UNW O 1 mH m HL *Jm Wt W OHO W> mam m H x1 ny mam Hn HW> 0"J W W 1 -1H zWN z 1 H X XnwO z 'k ON XnWnzo 09'X zct' im f +JW H 'd WA- H S ro WH H- t+ OWm m❑ m✓Hx m 'd m�,H;I;m;S nm W HQOo i 10 ro c' n znomn d ✓ o znomGo 0 m 2:W,`C m z WIAz'z1 z z W9'Wz > Y C W y mHy S '9 x m NHy 1 qw m �Cro 9' 'Z n n m z C ti 'A o £ c r o - 3 H'.T l' > x '.J'• r 1 0 H �] 'A y H A L H m L =J O 1 1 HIM M Z 'C H m 4] m m 'd 1 W m'A m W m;d W C A Z 1 H m WC, WC d C t H m I m 0 1c O 1 H 'JJ 1m 1m H iG x m my az o m 0000000 00 00000000 0000 o o o o 0 0 0 0 o o .. oo I m IOq x 0000000 00 00000000 00000000000000000 0o l H r . I 0000000 00 00000000 00000000000000000 0o IHL' O G I m m m z x In ro W im za 1 m �•. 1 m o 0000000 00 00000000 000000000000 00 1m � G G 000 0 00 0 00 000 00000 00 000 000 0 000 00 0 00 0 0 1 N 00 O O 000 00 000 00000 00 O Oo O 00 O 000 00 000 O O 1 N O yy - G r zn I U fL N HX 1 1zH xN m 0 ro ON 0 0 c: I o o cJ 00 000 0 0 00 00 00 00 0 0 00 00 000 0 00 0000000 Oo i M H x 0000000 00 00000000 00000000000000000 00 1mm 0000000 00 00000000 00000000000000000 00 imG m m 1 b Izn 1 dH w 1 0 H H zH 1p lO I CJ N ro O 6 Oro NW 1 00 0 000 000 0 0 0 000 00 00 0000 00 0 000 000000 o Jtn i � H 0000000 00 00000000 00000000000000000 ino IWm 0000000 00 00000000 00000000000000000 0o IWC7 1 I pJ M 0 1r 0 o y 1- Izz m InH NW aJz OOOO 000 0 o 00000000 0000 00 O 000 OO . 00 O Jln G7 1 0000 000 O O 000000 00 0000 00 O 000 00 0000 O NO I n O 000 000 O O 000000 00 0000 00 O 000 000000 O 00 I G]1 -1 I I L H U1 rC 1p 1p I rd N wlo I n o0 to lO 1 a aJm 0000000 00 00000000 00000000000000000 to l0 1 c0 11 00 J —� C ZK ow 11 NW 1 1 H I I Id b m m m m ._._ H W H ,NM Si H m om omm O O Omrn H �]01P 1]OiP y yo0 yoo r r to r+ m n 0 0 0 xr ro ° s °z enzm mzm H � � ro HRH HRH O Cod and M �ro "Id w OHO LA 1-3 td H z y LA H H d ro ro m m G 0 0 r o O o n n ro z H HJWiP n�061 H J tn.P yu�0o r� J UJn m bi Nyrod rzmr dmroo H mHH Lm z G]'.b R' O n Oldn oc:roo U H 0 1- m13mm 30cn; z �z yl H OH HWzH o zroLlO mw m ow tim me e Htn N.P .P H .P O�JOOI n N H �O oiP H o y �000 y r rn r xyrxx z n mnymm m y m�nzro�n G 'd HmdyH m H H O `A Id h�1 'L, ro H M 0In y O H A H O 1 0 H m n O U td 1 01 n [ \ FI\ H 0 0 om o o �o LA r r m z m H 0 0o Oo 000 0000 0 0 00 00 000 0000 0 0 00 00 000 0000 0 0 00 00 000 O000 0 0 00 00 000 0000 0 O Oo 00 00 o Oo0 O O P J J W W �P Ullf� IP UI U1 UI pl pl pl wUt 000 WOWO 61 00 JJ 000 0000 l0 00 00 000 -`O � O 1 1 I I P ww 61 WN 00 N W-' W IO IO W lP �q p�W WW 000 iPOWl9 lq UHJ� NN 000 0000 m oo JJ o00 � o -`o I 1 iP W W 61 WW pl OJW 00 N W io mm ww o00 .P Ow�o 1p IP UI NN 000 0000 Ol 00 JJ 000 � O-`O I I I I I I �O 10 �D i0 i9 000 t0 oio �O I 11 1 I I I I 1 11 11 1 I I 1 I I I I I I I I I I I I I I I 1 I I I I 1 I I 1 11 1 I I I I I 1 I 11 1 11 1 I I 1 I 1 1 I 1 I I 1 I I 1 I O 0 O m r mOn C \U] m� rNh] \H oo� , z dJn r Ha r � K � -1 .d C 0 I I M C O I U) I H I b � I m Imy Icz ro uz m Ina w 1 m y I 0 ar o d I I U) Iz x In ro IG 4N I C yG za Im � ro o Im J G I N I N O � lyy , G Izn � Y IGH a I N I zH xis. d 0 m Iro om 1 C I 0 0 4l n W I-3 m m I UI [J Ul m Iyy ro Izn I C7H w 1 O I HK IzH N Id o 00 Om m I u> m cn U 1 W ry I y H Izz I n H mz 1 O n r H wK Id n N n 00 I H WA Cn 00 Jr N� H roy �x mm �I x H rn � H O H N z z ro W O 'h x m C) O d m Id z H z H m m P N G H O H r I �] Im I C I H I O I m I d I cz o I Cl Z I �[ o Imp o IHr m z C X m m xJ m d 0 0 .P m m m O1 dl w m I �zn IdH I I zH I d I IU I0ro IOO O w H mH mm I (n tJ y y zn I CJ H I 17. H I IU I0ro IOo Ind I m13 Imm I U1[) I I to [ r y H zz O H Imz I Iro I n H mon Cam m , rNhJ \I- ONz m °z u M r H OJ r o .. y .Pm o� H 7J G w 0 m 0 H x M I m z H O U !n --m x ro �a N za V o rl' . ry N N � G a m HH x� om om a c� m 1� w 0 N O n N 00 Cn 00 yr . q NUI H b mx mm N l7 x H J(n m 0 0 0 3 n° C 0 r M I L I< 64, P S o l cD rMIL cQ° • fA m 0 0 0 3 n° C 0 r M I L I< 64, P S o l cD rMIL cQ° , x x �n n �H x Nz x �n H H z � O Oh m 3 n d H (_] O O H HN �n �x 0 rox KH N h1 N' HO Cn *1 P x o ttl � O o x o x n � x LH Ll y oO C 0O J ti • C; to lP lP to H O O >� 0 o O G x M 0 o z H 0 o H x H (O Ulm hd �9,T. M no no n n HO Czn[*J 'A r z H;K zz Pi 2i No xi -i blHxlC x�CCC HC xJ \W :z rc� �HH'c'C HI -In'C 3L � ['J rrHHOr �nx✓m \yzn� zz m z r'y Hl)1 -3 n�nx a� xx.nl UlCx HH>'OH',d0 W W Hz HO H w z 0 f ,d O n (�l� 3 n z 0 z u mwm r z o m z H ro n C: m roni -�� 00000000 � OOOOl9lO lO �90�WWJ � OOl9J 6llPNW W W �P W O,P W 011961 U,1P 6l�P lOJWNW � l90 000 O 0000 00 00 000 O \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ NNNNNNNN ��- '��000 Ol Ol 6, 6, 01016, 6,1D 1D 19100 U, U1lI� \\ \ \ \\ \ \\ \ \ \\\ \\ J N N 61 J JJ,P JJW � W WSW WiP ,P OAP l9,P IOOII�IP 61,P ,P Ut � V1 U'-' O OJ100000NU'O N�9N OIO OJ J OW160000 W,P lD UtW JOWOI td W x x ,P ro n \H Nz n oy n z x , n H H z � n O r C � n O 0 O H H n I N 0 xx m 1 0 Ho rn bJ C) x M C) x i4 n n x �H ry > u 'C n wo cn 00 Jr • C NID n M M z H H 4] x Ii Hu>' , ww w " ' (Dom H��ZZWZH e+o c,\r�mx ,=H9, i mx G m KKK W m �> x x a n] � \H ti oy � Jz z 0 � oL C � n z 0 o y O xx Hm \ \ \ \ \ \\ m w NNNN000 HK n O x r KN o0 10 HO m rn mK __ .P iP.P .P •P .P iP Ld 0 0 0 m Jr O 00 O J JJ (l mmw w�Pww x NII�W�J61N iF lP O 00 00 00 \ \ \ \ \ \\ m NNNN000 n n mmmrnin �n in x r o0 m �M C, 00 0 Jr • C: lP N N� H 6l NUtN JIJ�W IO � hJ� 61 OJ�W1061 -' O1 61tO OJ lO -`�O•P m x [ ;P 000 o;POO z H to o0o otnoo H H �) H WWW WWWWWWWWWWWWWWWW WW WWWWWWWO N C' "J O ---J ' y HNNNNNN��iPNNNNNN�6I.P.P .P � t6W00000 �P I C�(n 'y IO IJbPNO O.POOWN�J- '�f.PN0001- `ON -`�� I t *Jf [-I ,b t-'O NNJULPOOOOIP lO J 610 N�NJNOOOOiP NCO 1 L \H trJ low HH H H H om'd n z 0 to t H yOwX'd'TJ'dldGyx MOB tTl d ploy G MM'A7JSd!AWn>zooxCO2iuHMOLAMy M'.d�IJUCM 1 HzzyOy H',3 z'C t+Myy'.dC y i G y C(nyy,byyx[ ,T, MH %zzz %MMZH M Z H z MINH7v'roM y',3 H y wm M H y ZCUw wwww nw Enz wzroMM' ',bt+Mz nnw'7 y H y N d CC'T1MMM'TJ OHHMt :JMHMH H > MytrJMMMtrJ',U M'd Mt+ wzmwn Q AnHH' H OWIAM d 1 1 HN H t+;d'ww!i !`JW >Ci '" nH . -l0= M G',T1Z I z ^Or HHZ M 'N zi y.X zU OWH.b AWN yl '0 ZZ z H 'Plc � Ufn H MHHHHH y H'! OWO'y HHH M ••H fA iJ ozz z#10 nMOMZHt'HC'A J+fN `z%z c;.... 1 f um i yy0 H MMZ t'Cy C H o�PM ; Hhl f)'Tl' 0 Id U)w Hzi C CHHHyY.yyy ,'d w' HO'Y'A'.d H'A y Aw zM0 ;dH zA GML y 1 H H 'CC'dOOxM 'C z H C C OM HC:O O ',d H x H $d HS �MH HCZ MMM 3M M <<w 'w om yyM O C 0 ) :P wx M ulyy to M',d M 7 ;d nld x td M z L M HL-J7 w MI=1',3 Ll"X Z H !�O C H C.'d xmx H to OO w zHGyz `A MM M M M Hy 'wb y y M M 1 m i -i M G cn 1 to z z M H H b m S'3 Mwt r, M 1 0 M O O HOa z z y M I M .0 0 0 1 ro W W N I M H 61 Ol W iPW J OAP 1 C-J x N N I M J -` I C 'd OJ OJ O 00 0000 00 00 00 OO.P O LA lP NOO 00000 00 00 0 00000000000000000000000000000 IM H IH O 0 00000000000000000000000000000 I I M n I C I FI W W N W DPW IU 1 M N m 61 Ol J O.P I C] >4 'i N N 1 zm o wm 1 trJ p I c:z oG i �N lP 1 1�00000000000000000000000oo.P�O G�[ O O 00 O 0000 00 O 000 0000 00 00000000 O M y n O O O 00 0000 000 00 00 O 00 00 00000 000 O I qC N G OV , a Iz� ZO m 1GH I F" H H.'7 z d" I'd o I�Oro a 00 n 0 00000 0 0000 00 00 00 000 0 00 00 00 0 0o i M H x 0 000 00000 00 00 00 0000 00 00000000 o I M 1 M cnG O 0 00000000000000000000000000000 1yy H IZn IGH w 1 I H14 - N w Ut IO Ut zH I CJ N CO W J ro o l6 Ut N l oo J J �P .P oo 000 o lO 0 o o 000 WOO. i AH . . . . . . . � OOOOOONO0000000000000 � 1P .P0000 U]M W WOOOOOOUIOOOOOOOOOOOOOOOI�P�NOOJ I I wt-) I I xJ I ttl M J J w.PW Jn io O.P in I L w w �6 i Lz 61 6l N WWJWWN M 7 i 1 M% O t6 O Ul .P l6 Ut�J�N ADO 00 O O 000 000 0000 00000 O WOW N.P � J i n W NO 000 O O JOO 00 00 0000 00 00 � l➢iP0000 n J JOOOOOOlI�0000000000000061iP j NOOJ I ny lP l0 t6lO lO l6 l6 l0 lD l6lp l0 i0 I I n (] N 00 N lP J l9 lO lO l6l0 l0 H :d'TJ N N00000 oiPO0o000oOlO0000ol6lO lO100016 I C n I I I I I I 00 I I I I I I I I I I I I I 1 1 1 1 I ro y 1 1 1 I I 1 y I 1111 � nx N(n V I I y O 1 H 1 I C z 1 z d I [d I m H 1 'A O I H 1 O � 1 I I m I O 0 1 I CJ 1 (n 1 1� I ;U I H I z 1 I M I b I I 1b 1O 10 fro w IH m 1 m W N I lJ W O c; tJ G) 0 1m 0 1 H W W C I H W I Ul rn 1M N I b az w 1 OC 1 (�] G 0 1 m 9 O I I)Ci zn 1 L n 1 d H 1 1 H`S IzH e Iro 00 0 1 O to mH o Imu 0 1 mu yy 1zn I d H 1 HK m 1zH 1 d ro xro J IOO nm M H my mm w 1 w d I I p Imm � 1 ry w 1 IY H zL 6 1 W ] 4 0 1M2 � 1 n W I J I n I n UI I H N r—n C \� L \H ONz �[�Ob G M H H � H� .P K A NN .. y OiPM H x x c; w 0 0 O b H x M W M A H O d a 4N yC zm oG �N NG or r H� xm 0 0 a x O n H w N 0 n l-1 r H (nK N 00 wm c 00 Jr .q NM roy Nx H n x H W(n Sm H Hwwwwwwwwwwwwwwwwwwwo .P I C�y O OID ID ID IO IO IO IO IO IOIO 1D l061 O�O16�61WW0 N LT1�0 HNNNNNNNNNN- '�NNNNN6I,P O I C, \UI y 'ylp,PWWWNN000,POlON��,AN m� � -I [- IOJUbPOJ61,P W�OOOO10610 � N I e+\m ONZ O 'od on HH H H I- 31-3 HHOm0 an Omz O I y mmZ tldM ddxbHyHMxOZHHm y 1 z 'd Cmy yyyyyyyxC:tiz y y n y C 0 — MH^L,z zzGZZZGmm M' Zz! ,'tl ftl m H H zminmm mmm m mmaJ M� m MZ H H y d MymmMMmmMMmSdm "O H W HOJ HCI - 1H O',d 1 t'••m O M 5,z O L' mHHHNHHHFIH' y(]lJ .hJ O,'Y'! - . m`L.CH o M . ' I- fNm :gym ,PM m HmmmMmmOM "tl W; HHHo m rnS IH KMOOOOOlC OOM CH CC H CC C mm ?1 z 0 cn xJ G C M 'A Uo mxn NH C amr -lz m 1 1 C ,bh W 7 >> 0 z MHq Mo WN M C w M z trJ'2 '.bm Hm MM t mroGlH m m m z O mx ,'dy `AMm HH O 'd m0 Hm U Cx m ro 9 'xl cl m X M t z m G1 M [H C GZ 'A M z a Hz H y z H aC o y H 1 I I y 1 0 0 .0 0 Iro � IH Im H I ri x m 1 M I a ro 0 00000000000000000000 ill � 0 00000000000000000000 Im H 0 00000000000000000000 IH O I 'A 1 m UI I H I m 'F1 Id yC Imy qz oG 0 0 00 0000 0 0 00 00 0 00 000 o i GU1C N 0 0000000000000000000 Imy 4] O O 00000 O 00000 00000 00 O I HL� NG oY y O Iz� Jm 1 C7H I-' V I Hg HG 17.H xm J J J G 0 ro O I oo C 1 OO G1 0 0 0 0 0000 0 00000 0000000 0 0o i� H x 0 00000000000000 ImM 0 0000000000000000 'mu O I>> H Iz� I rJ H W I � I HK J J J 1 zl� J J N N hJ o m m o J I oo 0 0 0 0 0 1 00 N N000000 O O 00 O O N00000 O i M H N N00000 O OOOONO0000 000 I w o 6l I 6 000 00 0 000 00001000 000 mG I I w I J J J I r J J Ut N I z z N W O J O H O O O O O I mz N NO 00 O 00000 000 NO 0000 O I Gj N NO O 00 0000 00 NO O O 0000 O I O 6l 6\00000000000061000000 1 (,]H I I I I I t+H u� K l0 l0 l0 \p 1p Id N l0 l0 l0 l0 lD I (] .0 10 l0 tp t0 t0 I H .b m 1p 1000001DO00001001000 C O I I I I I OO I I I I I JN I I I I I NO) I I I 1 I ~I 1 I I I I 'dy I I I I I y I I I I I � m H O H e� z a M O m O O d w ro FI z H m U O m z d H O H C 0 0 0 0 0 J 0 0 0 0 J 0 N N rn J J w 0 N N I 1 I I 1 ly 0 10 I hJ I I) I M I e7 I to I C I G 1 0 Im IH I '�f IM IC I H I I M m I G My I c: z I t7 IOC Imb I 13 r IZn IZO I C7 H I I Hg IzH I C7 Iro Oro nw I n � m LA mM 1 071-1 I IzH I t7 MU Iro 00 nIn A mm and a to m r yH zz MH mz O Iro I n I H M r'.PM ter+ oNz h�oy , z m H H �+ y h FIW P �C � UllJI .. y o .PM H �3 x: G w 0 ' O H x M ro M H O b w 4N YC zm oG • O NG oN P � r Imo. '1(D O a O x O O H w n O FI rH N 00 � m I 0o JC • C: NCO H �U mM H x H N (J] H iP.P .PN -9' o mmmo I W ed J O H www�P I Caw N ea z W iP OOiP I � I • J O OJ C .. I I \H 1 oNz mw°� L' y 00; -3 ,b d H Se 1 y r m 'UI H WN()H Ci z xn z H OHUH � mw H [+]O CH I o I m tl > H O H ymOH 'A m [ Z m [ N to H I H I O za (] G I H I x 1 I I I I c o 1H x w W I (I] m m 1 (TI H N N w C JJ ro oo u z I C7L ['1 U 0 00o M [ [*Jy H 0 00o HC O d I Iz x x I n ro I [ cl N J J I JJ OIY oo I bJ -' G I d n m oom I N OJ OOOJ I N OG] by G Z Y. I H d H R. ID 1 HX HI- i Id om rn m I P P 0 OO G ) m oom Om r H m oon m M In ooln I tnd O O yy H Izn I d H w � I 0 o I zH W W I l7 N I IO O J J ro p p 0 IOO n o0o I nm H w oow W m io oo�o I mu lo Iro 1 () J J I H m oom 1 I I I I I I I I 1 I I I H C H wk N 00 xl hl C O 00 Jr N lTl H ro G)M �L-i 1 -1 x H NU1 I I x1 1 x t*1 W W I [ w w IyH zz H ea z W iP OOiP I � I • J O OJ I W O OW I Iro 1 () J J I H m oom 1 I I I I I I I I 1 I I I H C H wk N 00 xl hl C O 00 Jr N lTl H ro G)M �L-i 1 -1 x H NU1 J N z � a z � d x m H 'A O H O b n� r � m 0 0 d m ro H z H m d x c \r, \H O Nz m 0� - L t7 m �I H m y r H OJ .. y o�nM �z H x r_, IM Ix m 0 Ic o I H w I w m I H I t7 x I m N i tr (II U : l M Idz m o I �G xl mn H o I H t+ U I m m 0 k 1 O TS N I trl z O. J W ort Im � G I CJ 1 { OJ I N Ot7 z0 f Y I 01-1 a I (D N 12, xY. o d 0 p Id om m 1 0 C a °O x m H w w m �d o n y H zo I 01-1 W I W H O z H W I 1y N 1 0 O J 00 io 100 -' P WH m w 1 m m � 1 wl7 m J W mm r 'y H �z m G Iro 1 O J 1 1) W I I I I O G) H L H In , C N 00 C 00 J� Nw H b� G) x mm I� x H W�A O 61610101616161016101016161610 )0101 U1N H ,P iP �P ,P,P,P iP ,PWWWWWWWWW -'O y 0000000 01616 w16 16w r 16W J61 U1W N�OJJ6I U�,PWN -+00 n ro ro 0 c m z G C m r 0 m L, H xxmx OOCI*1 mw " GG hJ m1 -.m HHZz �cxc�H roro0 raz om Gld "Xo G) ozp nmG HH�P'L ". W,P iPWWHnn zzJmJJ016JZO� GUo�- �H,PHHHG �b ��J�TJxxx HHnarrnwwirH Z',3 oo�e+cnoannoy� y�HGHHZmm�Ko rr HH L m rororn > > >Z Nan .-M, NHz xx g g •• d i xm�, -I ;VbZ bCK G 0 000000000000000000 0 000000000000000000 0 000000000000000000 0 000000000000000000 0 000000000000000000 O 000 00 00 00 000000 00 O W u rn m rn rn rn orn0000000000000000 iP O,PO 000000000000 0 00 Vt O1I�0000000000000000 W w N W61 10 W WJ N 6l ,P IO IO O � N W N W61W 6l WIOO.PO0 . . . . . . . . . . . iP 1PJ000000000U1O 000J0 -+ O NO � 00 Ooo 00 00 0 000 O Ut W N W61 10 W OJ J N Ol ,P 101D O JlP W N W6lW 01 OJ l60iP O . . . . . . . . . . . ,P II�J000000000U10000J0 O NO-'O 00 O 0000000 000 I I I I I I I LD Lfl� LD � lfl<flL0 lD <fl L0 O � �LflO � lfl� O � tD Lfl LO l6 1p /601600000 0 0100 0/616100 I I I I I I I I I I I I I 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 1 I I I I I I I 1 1 I I 1 I I I 11 1 1 I I 1 I I I 1 I I I I I I I I I I I I m Q H w W d w� a Gz G1C my Hr W C IW Im I Im IG I I >� zn I G H I I H I zH I G I , d 00 I n m I MIA I wm I mu I >� 17 n IGH I IzH d ro Oro 00 n A H I Am I U) G I I N I rom nH z z n H mz I I I I n I H I*) fn C \(n m r P \H OOb -+G Gin [xJ 1 -1 H Y v r H� r ••m P K - d1W . H C i m O 'A H x m ro m H 0 G w LA X TS z0. ort �G . n N N Off] a m H H x I- 0 0 C O x 0 C H w 0 n W< N 00 <n 00 J r N H H ro� M m H x H I d NO C O ld uiM x r I,> mz O H HK H m O L L H 0 000000000000000000 0 000000000000000000 0 000000000000000000 0 000000000000000000 0 000000000000000000 O 000 00 00 00 000000 00 O W u rn m rn rn rn orn0000000000000000 iP O,PO 000000000000 0 00 Vt O1I�0000000000000000 W w N W61 10 W WJ N 6l ,P IO IO O � N W N W61W 6l WIOO.PO0 . . . . . . . . . . . iP 1PJ000000000U1O 000J0 -+ O NO � 00 Ooo 00 00 0 000 O Ut W N W61 10 W OJ J N Ol ,P 101D O JlP W N W6lW 01 OJ l60iP O . . . . . . . . . . . ,P II�J000000000U10000J0 O NO-'O 00 O 0000000 000 I I I I I I I LD Lfl� LD � lfl<flL0 lD <fl L0 O � �LflO � lfl� O � tD Lfl LO l6 1p /601600000 0 0100 0/616100 I I I I I I I I I I I I I 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 1 I I I I I I I 1 1 I I 1 I I I 11 1 1 I I 1 I I I 1 I I I I I I I I I I I I m Q H w W d w� a Gz G1C my Hr W C IW Im I Im IG I I >� zn I G H I I H I zH I G I , d 00 I n m I MIA I wm I mu I >� 17 n IGH I IzH d ro Oro 00 n A H I Am I U) G I I N I rom nH z z n H mz I I I I n I H I*) fn C \(n m r P \H OOb -+G Gin [xJ 1 -1 H Y v r H� r ••m P K - d1W . H C i m O 'A H x m ro m H 0 G w LA X TS z0. ort �G . n N N Off] a m H H x I- 0 0 C O x 0 C H w 0 n W< N 00 <n 00 J r N H H ro� M m H x H 1 I H I O I H I I C O I I z � I � z I d I UJ I m H O I H O x1 I n O O I I d I � I IU I H I z I H I m I [J I I I xJ I m I C I H I � I m N I C: J Icz o I d L I O C o I trJ y o IHC I Im Iz I n Ud I trJ Im I o m IG o I O I rn rn .P N w rn N 0 .P I I �, Izo IGy H Ly I d I ro 10 00 nw ImH m m Ind tR: � U n I tyH I I HNC ILy C� I U 00 00 I O U1 m w m I U1 tJ w mm y H zz nH mz I b In I H m -• CiP hJ \FI �oy , z din m H y v v C H w L � • Ln .P k .. y o -•m H ,d C I M 0 y x m Id m H O G m k ro �a Y Ort 'G ry N N O �] J C; m H Y 0m om n x 0 C) H W N 0 n C,) FI r� H N 00 aJ m cn 00 JCI •_ C NUJ H mm H O x y NUI WWWWWWWWWWWWWWWW W WWOJ OIW �rPW WNNN -'000 WN�OOW�N- `IPN�NOIP rP iP p 000000000000U U1-` n$M Ht Y to 1 d H MHm > O ZM a MC OH OM m ro x H rnH w CCH Mn C DI roH H:L MnC >MM ymHMOHmOOM W t+y WO Mnx Id y l HG7� 1 -Iz zHH InWOH" MNM nnom6,H�Mo zon�1<Icm MHHHO> mz x , Z'4:£C._ 2�'dm R=n c�nzma � �1MMH trJ Mz MOmmn trJ OM l H HWC7MWWL6 j OMHx Mn mMCm11w z C�rTild XY t HnMOn mWWd C'dH MX Wj"H H IC C'z0 WA nO[•1Hn x M 'd y H z>C ,T,M CrI 'do z Hro W , O n z zHM OW W Hmp M M �C n W H NN N NNNNNN 0- - - - O 00 00 1- lWJJ61W N��O bOUI- `00000 CMOM>ZOOH `jG d x OZHHSxZ'i Id ro HuwzzK ldOHld e+n �HHC:C � H L'I [n y• HHH mH mm 7.mmM m m d fN n'.d'flg WI - I'do c Od'd rol-Iro0 ldc= r wtIMWIdHMH 1-I H H C m mwzHx Hm mc:Hmm nMmz tj H H0 'b X b t' W O JlJ1 iPWNNN00000 Ol O y O �00NN J J WN�O W iP 'y 00001P0000000 [ �P rdy GH MrTJ ro H C O ro Y'dm Mrlozzr• z >aMmmO a�rMMWMHmHnMnn�o rn 07d�CDC my;dC rocnz O nm'd'A n'A'.bH Ht'COO z Y �m0 [d. M HHbm Z:Z 1 �+H l� oz m ,'n ld%M X1- rlm Icnz' rozm rn dnzmM mm m Om m 00 H x mld �WM mm; ,dz 1-IOO O M M ',d 7JroH H7. z�Z dC �: CH HHMHGO Cm HzHn MwroznrlltHHr nnzo HHHHx "mmno cn �cc'r�l "rn wm HH M zim OOY H n✓ zzM "H w c ydd O to T td � C N N Ut N O JW JVt lOW UIO .P � iP UIOOW 61 Ul WW W 1po 00 OUI 00 O lPO OOOUI lD o Ol NN N 0000000000 OIP00000 0000000000 JONONOIIl UlO 00W0 00 O 00 000 00 O O 0000 O O 00 O O 0000 O 00 O O 00 O 00 00 00 00 0 00000 00 O O 0000 O O 00 000000 O 000 O O O O 00 00 00 N N N O N J O J 00 000 00 000 0000 O 00 . 0000 O 000 O O 000 00000000 00 O 00 000 00 O 0000 O O WOO 00 O OJ000 O O 000 O O 00 00 00 00 O 00 000 00 O 00000 O NOO 00 O W000 O O 000 O O 00 0000 WN N � J UIW � N JW OOON.POOOUIiP OIIP OlD Ut00 00 O W J000 00 UIIP000 O O 000 W W OOOOIO iP 1J100000 W W UIJ Ol0 -`W UtW pOOWN0000W61JOlOW00 000 W JOOOJrP lI1N006100 000O WOOOWIIl iPOOO WO0 N J � O JJ J W N OlW JW rP00000000�P .. WO . . . . . . . . 0000000000 JOOON06lNOOOIII IO 0000000000 N0610 NO10 WOOOiPW N iP .P .P 1D lDW LD .P rP W N O O WJW � N 1J10 P: WOWOOOOOON OOW NOIO � NOOJJO: rP0000oo00W .P OlO U1NON000W61 � OiP000000J � OWIOJONNOOWJU � a 6l JWNW WJ Ol � Ol NOOCO J 01100 .P 10 l0 -' WJ O1p lONW .POI W NO NOOW l0 6lJN JW UI�N OOO�NOOOIOWWWO -'OI00 10 O O1000WOO.P 610 WNlIlOWNOO JIPW O OOJJOOO WiP .PNOOW00 JO1D000�0061 UIOOlI1J OJl000WWJ OOOOWOOO NlP 61000N00 � 061000NOOW 100 NlOWOWUIOOWWIP I 1 1 1 1 I 1 O Lfl Lfl � WUI Nl0 N NN Ol � O UI W W NIOIO JJ 1D J10 OOOWJOOOOl0�W061 -`00 NO1P000iPO0iP NOWl000J10001O J10 m d b l�7 z H z H in H H 0 Z p m C H W �xl d Mz mz M9 1]C M z n c: w M M �0 zn IOH I H z IzH I l7 I ro 1 oo OO n W m Wm Imd ZC) zn I d H �z Iro 100 Iow IMH 1 mm 1 mu M MM yS tlb �+ H zz m O I ro 1n IH '-> L' \(n M C IPM \H �z M y 'n HW � rnW .. H O N M J , C 0 M O M H x M `d m O u W —M X 1� o r � G N N � G a m Hr x r 0 p ON C x O n H w O C) nH L H W� N 00 I Cn 00 J C N OJ H rov h M H CD W. H Wm �P HJW NAP JJ HrP rP rP iP iP rP rP rl>rP IP rP iP rP iP �P iPWW rP N I H -;v 6l O -`O»Ol 0 0WJ OO 0-- -- 0�� M W HO.PJW yy0��00 H�OWJN 1000010 lO OJ JrPW000lIrNOUbP W rP I Cam N 9'OO� rb NOW000 'y X0000 'y OOOOII�O OO�N000000000 � I [h .P L" W HH H L rP 1 H AP `al O N2 3 !-300 ny00ttlHn nHn;Z l �JO x 1 Moy o O miommM ro MM 0HOro x >WJ n4oww ytnHMC y;v w m m m Ho'AOG Ho H *1 Ho O 7y I 1 m M I-3`a1 z H A x O M o z M W, 9'x tltn x'aJH Lb HM[* GH HId:E:IA.To xHM>39'XR tnO M -1 Hro $r MHGyHI)[9�nrocnn W 114 , ( C: OO O• O WH H WWM. , O OM Cnwrn• ,'d nG -3 ,M MHtn "L, L *J to � -iM Mn� 'x1 to WH',tlm U G) G HMJwwo 0 ,'v 1 H r H A> M : D]Iw MH y Ito no H to H'A'xl y MH',tl [*1 G I H H Z (n I-3 H OM MM [*1 L' z H MIA >p fN to H.3Hn;5 �� z H 1 HM Id N M,WJ M n Hmw x MMH'� nHM�',tl J ^LOMB] MH Hy oR� o> 1 No Mn H H I � •. � nz mn zL �z > ! ooC KJ O I < o J HH 0 1- 1x H Sn z 1 O 0 HM C l GYHocCOwy' C C', 1100 ,i J> O'Z wn", zMG 000>w> Cz C H I � — mm mm C M Zl -10 C(n z H roH H H H wn M�Cnn orb Oim,M HM to 1 • ••H M 0`1 O' *1 Wi0 do CnM H l H;V :zroH H HH H nHfozH MfN H nC H I oNM Z LM H2, MHlnn L 1;3I y [M' to to W<Woz I J3 M ;U H ,Ma 1 C M '(n zro rC WMH HHCHZ HIM -)I-3 (n to (n M HIM H H (n 0 mo > y 1 H m Mm On 00 G] 00 roX00 ; n'H XMOM3 H I M• x N0 n m O H 1 x H O !n b O H H H O M> WMy M (n >H M H GZ R'U H 1 O xC x .SC HnnCC trJ C !n1 >C 'AC M lj�lln O 1 C OH O 30GH M 10 W to G n H GH n N G 1 a ZI ro M ro M � M m nW m o nn M nro xz w w cn W HG n 1 rn M a' z z ro MC yH H H G z .W1 W b !n H z y MCl H H o M aJ rx n 0 H n C C M M rn M H M m b M H M C w (n � Id fn to H I 0 m 0 °ro x ro° o m v 0 (n Hro I 1� I M M 1C o 1 H 'JJ W IW SOW O W l0 � W 1 G x M CZ u o n o 0 o ro 0000 � O 00 00 O 00000 O .P 0000 000000 00 00 00 O G G 0000 00 00 00 O 00 00 O O O 0000 00 00 00 00 00 00 00 M � H 0000 0000000 000000 0000000000000000000 IHH O G U M M z x n D 1 [ 4(D J I �1 Ort 000 O � O 00000 0 0 0 0 0 0 O 00 00 O O 00 00 00 O 00 000 d C 000 O OJO 00000 00 000 O O 00 00 00 00 00 00 O 00 000 I N 000 O WO 0000 O 00 000 O O 00 00 O O 00 00 00 O 00 000 NOG) 1 tJ H a 1 � N z O o ro ON ml, IP o I � h1 C rP 1D o l0 J 1 00 n 000 O O1N 0000N O O O 00 O 00 00 00 00 00 O OOOOl000 o y x . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i 0000 OJ U10000U1 000000 010000000000000001D00 I mm 000 O Ut0 00 000 CIO 000 O WOO 00 00 00 00 OOOOOlD00 mu O o I >f, H 1zn 1 CJ H w w 1 I F1'C WUa U. O l0 G N W O J�p O l0 �O rP J 0 lON O N W N W O I o 0 0000 ain0000in 000000 000000000 o�n00000�P OO i MH 000 O wo 00000 0 0 00 0 0 inoo 00 00 00 00 0 0000iP o0 1 (o M 0000 i0000000 000000 J0000000000o0000a000 1tnG 1 1 >X H� W J U' N �O N 6 I o H WW p O W Ol W 1p 1 Mz 0000 rP 1P00001P 000000 WOOD OOOO OOU.00 OOO U100 I C) .. 000 O ...... ...... O 00 00 O ................. Oo00 00 O 00000 OlP 00 I n 0000 w000000 000000 w000000 00 WC, 1 rH tn'C 1 Id N in 00 J W OJ OJ W W W N I H � r*J 000 O OJWOWOOW o 00 00 O Woo 0 o00.P00 Ooo 00 00 00 I an I I I I I I I I OO 1 1 1 1 1 1 JH C: NW H 11 I I 1 WJ'y MM H x H .P H tnN H HH•P �P �Ai � 1-3 - � N I l O OJO W C \tn H HHOOOIOIOWJJWO00iPOO�N- '(JIN�NOULPiP HJJWNO 'J�U1�000 HOJ •P Mf C OOOUt006liPO0000000000000Ut0�0 X00 N I I L - 'iP h1 .P • I \H •• •• •• r. I oN'Z� M won r;n wnnx mw < W W vi Hrl ;>r O r oldH W HM,2 ro w Glronow w >—dw M M XHMH Momw OlJC IdOZH;4Mro MrzMO ML nwg U b U –n b SwMb bX tnb MtnzroMtn G)CHnwtnrC roHO wommM M H MMC7ZHHM - nr cnn H;vCCbtrJ bMHMn1 -IMObM 'A oum2wHro wncnr' omao b H b H Mon- to Htn ;V r l'AOr�G'+robZ :dl r Hw>"H MH Zblu Zl 0 b L u ' H H H [nrK Sd Wmf, HM nwH HHZ Cn R�UI Ui fN OIrMH nfN ZZI -1 HnMOHZ Mlim MCrZM M bHMb3 '< Hw H rdMH Hb Hy'Mrow kd noml lwo zoo) ,' MM and nzmm rMldr'd '.b H 1 O.-M NM z ww4J wtld OZ H9'r MHHOb MZ MW bR'ro MCnC low C rCi ml U1 w ;d tn0 z H –mm H OC C:W bMHzM w I -I z 1 -IZ £�,' Hro Cld MMHW< to 1 . .. H m CHMbHtnn omoa>D f not iNE >m ,roM FI n Mro roror 5dW IXWhj - J 1 oNt*J H Mmm i" MR=Mq Zim nl - M rz MOM M M H Hwulitn M (nL ".d l C,HM C: 'FJ I J;< b XMHHCHZ tn0 MW. MMHtnM>wW G) wn owxw Mn MMCM 1 to 1 - 1 HL M HZZHM b n H Z G XMOnzx ZCId bXb rHnwn MZHw nG]H nZ - 3 w 1 - 1 HR'b M MM-lm 0 1 0 H MX WH fN W MMbMH H 1 xJ C O 0 H X ,'d C w Mn OMMH nW>YH Mtn w rww O Z nH Id U""W M HKrzO �' nol M Z w0 M to now W Wn toz w r w yZ Z 27w C wMM Mtn 1 dw , > b M b 1 w to 9' to 1-1 HZX wMCrld W O M I G) M M w n zHro 'XH W 0 A O `� M O M H M n M MHWO M 3 to ro to L M O H !n H M w to M W<w C I 1 '�1 M M IC O 1 H I W 1 rn 1M w I M M z Id w 0000000000000000000000000000 000000 00o inC Mw 0 0000000000000000000000000000 000000 00o IMY' H O 0 000000000000000000OOOOOOOOOO 000000 000 11j CI d G X n 10 w IM o rr J 000000000000000000000OOOOOOO 000000 000 It*1 W � G m 0000000000000000000000000000 000000 000 I N W 00 O 0000 00 O 00 00000 O 00 O 00 00 00 O O O O 00 O 00 O I N O G] bb G I MC) , 1 -• 1 dH R I (D 1 H � H1-• 1zH w� N d 10 0 G 0 0 M'd C m 00 00 n rP m 0000000000000 o o o o 0 0 0 O O OOOOOO 000000 000 In!➢ IMH w 0000000000000000000000000 000000 000 WO 1tnM O to 0000000000000000000000000000 000000 000 n bb H IZn I dH w I Izn M N W d o 100 J 1 00 .P O 00 O O O 00000 00 O 00 00000 00 00 000 00 000 O 000 i `l (11 JH W O 00 O 00000 00 00 O 000000 O 00 00 00 O 00 O 00 O 00 O Mtrj I w u I UI CJ 1p O 00 O 00000 00 000 000 000 O 00 00 00 O 00 O 00 O 00 O I I IWM I b � I r 1 ,b F1 w Izz nH M z rP O 00 00 O O O 000 00 00 O 000 000 O 00000 OU 000 O 000 O J O 00 00 O 00000 00 000 000000 O 00000 00 O 00 O 00 O I I n G)H W O 00 O O O 00000 00 O 000000 O O 0 00 00 O 00 O 00 O 00 O r H u' K d N n OO I H I id ITl J OJ 000 0000 00 O 00 00000 O 00 O 00 00 00 O O 00 000 O 00 C n on Jr C I JW NM H Id b b nw �- MM H x H tnN G) x ,v z d H O H b r r M ' O C \� \H ONz 'xJ O �z M H H H r Hw r•• to •P'C .. y H x C w 0 w of W � N W 0 0 7J M C H N M b bJ y Cl ez na Mb Hr 1 1 IM G N 1 I N IM J 1 ',d IM I d � I � I zn zn I rJ H H � �zd Iro rn 100 P IOO rn 1 O w IMH m to M N 1 mu zn U O 1 t7 H 1 w 1 HiL o ILH w 1 d ro J 1 Oro 0 1 Ow P 1 MH w 1 u �0 1 cn U I w LA y;Z m Iry Izz O H m IMG J I W I ro I n J I H w I I I I 0 O H x M "U x H O d M b 4N z a. F" ort � G ri m N 0,0 � G , a m �H 0� Om C G) O O H w N 0 O rH N� N 00 CO 00 Jr . q NM H ro> c�i x (=1 M I- x H WWWWWWWWw HNNN .P HHU` HiP .PWWWWWWWW HNNN iP HW.P .P 1 r -Y WWWOJ 6lW N -`O O -`O 6l 00-' iwW.u�w NN-�00 i��0 Ol QUIP N min �PWN�OONOUt HJJ W HHIO HIO IOWO�tPNOIP �P -3JJW W HtP O I C \(p 0000000WO ylnJo to yy yln00000 oln otn yIP -`o l0 9'ow I m' r r�r r r o r o I r.PW .. .. .. .. .. .. \H ONz b r Y r rr I 10 M om imo MXHmO !n'=JWHM3 H J 10nyn o MoHo XI-3H c!0 W o l d . 1 OMn n Woz , ' OH CoMHg zYI�M HY'YmOHO HH CO 1-1 CL OXO 'd ' : to mnc (�] v ]Hm m UOZZroH C7 m xvx n ,>M, - I room ' O d '21-I 1 0 c! M hi CJ H Wnc:yHHmm r, mOrox A H I I-lo WHm y0WHHmim ro MZro10 Mmm I M 1-1 M 'xl G)zoA r 'A wr ( HI-3 h1 M Ul ',O "I 'F171'A >,o 1 , H H I H > M 'IJ ,b M I 4 mu n 1-1� i l W r l (n .'v OH]z mc ' 4m H H H m .'d r H'no n m2 W W10L' w n H ` r N> O SN LI -3nmZ WUI WC: r'ZWH r •• H H '0 I 10m O no R'M IA hI . H m M� G�fA'CW ro OUIH HR=H 0 I UI M13 < ro m P000 000 rare+ H< O . IOM y 'c 'c o ,mm H R'roc -'1010 n rH H H Hwn HC W WmH old r !d C R= I on WW K n W H H HUIn MOZ m OL -in H Hro no M I ••H M min Whim > >"> Wr 2 om Wro h7 'U mom N m I o.P W Ji m (n H z o y;vWy m10'2 H Q N , w UI o n mH � z mz W I -'m Oro Cm(n Hz r �1'H cn X roWn O M 1 !/� HH x W H H zc: n m m M,-] 7: Jv Xm 10XS n NZ 'h' IAJW H x 107. In R= [n r fN M W Ml -3 H HIi m C; UIH 'A UI',tl Lnr no 10 m rmH now H M I wz H now G o m ffl H>. x UI 'Zi ;vx C > W H C r ,a H x L +1 UI Hy' .b 0 .b M I ' Hr' r r O 0 1 I-Im (P VI -1W UI UI m z Ma: w x < m UC C C H I I M W C O I H 1 (n 1 W H 110 x m W 1 c:2 ro O000UOO .... ... 0oo .... oo i6 led oo.000OOU 0000 ... .......0000 0000 0o ImS 1 000000000 0000 000 00000000000 0000 0o IHr O 0 I r I trl M Iz x I n ro I H 4N a 1 m za I W F+ 000000000 0000 .CIO OUOOOOOOOOO 0000 00 Im � G V 00 00 0 000 0 0 00 0 000 0 0 0 0000 00 00 0000 0 o I N 00 00 O O 00 O O 00 O 000 O O O OOOU 00 00 0000 O O I N O� zn 0 1 u � a m I Hm HF' IzH x� V 0 p Id om 00 10 o0 0 00000000. O000 000 0000..... OO oo o. low x WH 00000000. .. . . oo.000UUO OOOO oo I 000000000 00 00 00 000 000000 000 o I Uo . d O n IZ H n Iz 1 107 H w I HIH ` IzH 1 U N 1 1 o to to to .P �P o 1 00 O........ .... ... o00000000O 0000 0o Inm IWH 0000 00 00 O 00 00 JO O J000 O O 000 JO 00 00 O O I M O O 00 00 00 O 0000 00 O 0000 O O 000 00 00 00 O O I m (1)CJ I I M IO W r yH I I no no to a to .P `P rn w w w . m2 0000..... .... ... ....00000.o 0000 00 1 n 00 OUO O 00 O 00 O J 00 J 00000 O 00 JO 00 00 O O n O 000 000 000 O 000 O 00 O OOOUO O 0000 00 00 O O 1 C)H 1 I I I 1 r H IP'C l0 IO lD lD lO n N n oO l0 l l l0 I H "1 OOOOOOOOIO 0000 1D00 IO .1000000010W 0 0000 00 1 Cn O i I I I I I Je' I I I I I H I I I I 1 FI 1 I I I 1 ro G) = _ Wx I 1 I I 1 mm 1 -1 x H mm w HHJ HU'Uiul H,P •PwWWWWWwW AN ,P Anl", ,P O 61 0O•P 0 -' owwww OJmm,,N0 O 61 OO_ Oww.w Ol N m -.an Ut W HHN H�ON HAD IO U'W N�OOUIIP -]J W -3H SON ��O \O OII� W O C \Ul O 1p >>. '1'I UIOOOOOOOOO ,bN lO ,'V • b �0 ,T/U'000 l0 L'J W r L -1 ,RY�00 r r L -1 N r r r � I r1PM 1 O N'z MOAP WO n� OWHmn£MHL Om0 WMww WO>Wn OmH$Uwo n 1 mob . �H,Jn aOc: � HHyMWHJ y -•z X C dxH H romHzro x b X S m H M m n] T IU x roOroH y xw: m 'd 1 Urn mM,T, xMZm HMrUH NHt *M mnCYmmm 'd U,m xHmrH LJHM >MmT M H ;d ;d 'xl HHd H ',dMmT ',dH�r?J'F17J r r HHl7H .'bMmHryJ x1 F1 Y y r (n nJ +)m r z r LII UI R' 1 - �zzn L11 mc:m r zr wwR (A ro 1 HN r mG nHw, '+Jn L *J ;v nno olk L *J w dwo n '=J fl M> R Mn w 1 r • cn wz mz z 00 o aJrr mH x 1 d M moo " D ;drr Tm o 'd Cl -1 za0� G#J (k C: CMH H 'dC r z zC!w c <M" Cz Hmn HH C m 1 � mm H ;dHC �zC'L. H H Hmn �ncwH H H H ] o,PM onm ronHn Ow" r n m Mzon m z w n MH np X I , mWJ >" H >tdx ;b mHZ bl HIM m mH'zo m> M mmm rzHZ Kmro K mym O'dn(Am r r'C L/J'dK "w'-] wt z I H M H nOn bw x za XM' H 1 x mR H r0 fN m uwnwf r0 fN m M 1 C H K CMG mC m rHH mC m on mum m n I -loon m n M n en z,T, m>m 3 x mzzx X T T c w ny m m m xmY m C> ',d M 1 o r,KJ 'Y z 'A -i r z '.d H r [�] u H n z n H n n n O 1 w '< M G] mM m m M J 1 Mrom m Am m m m z c C z ' H I I � I m M 1 C, O 1 m 1 M H u x 1 m 1 m C,z 0000 00000000000 00 0000 00000 I UZ m M 0 000 1 n C xJ O 00 O 000 O 00 00 00 O 0000 00 O O 00 000 O O M',Y H O 00 O 000 O 00 00 00 O 0000 00 O 000 000 O O H r O m I ^ Iz x 1 n 1d 1c tim Iro W z i t a L 1 x1 ort 0000 00000000000 00 0000 00000 1M � G 0 000 0 00 0 000 0 0 000 00 0 0000 00 0 0 0 0 000 00 1 N 0 00 0 000 O o0 00 Oo 0 0000 00 O O O o 000 0o I N On 1'yb � G on 0 1 on 01 I N Hi � H z xN P d f ro o m ON 1 C 00 00 n 000 0000 00000000000 00 0000 00000 1nm x 0 Im 0 000 0000 00000000000 00 0000 0.000 mm 000 0000 00000000000 00 0000 00000 ' mu O 0 n yy H 1 IbH w HK z N ro W W O W 61 Ol 1 00 -' 0100 0 0 00 .. 00 n m O . . . . . . . . . . . . . .. . . 3 0 00 o O 000 ..... 0 0... 0 00 ... o O .000 1 m m m 1m17 . 000 0000 00000000000 00 0000 00000 1 1 M bim y H 2i n H w w o w m m 1 Lq'L. o moo 0000 m000000000m oo m000 m0000 1 n 0 000 0000 00000000000 00 0000 00000 1 I n n H O 00 O O O 00 O 00 00 O 00 O 00 00 O 00 O O 0000 lJl� l0 1D lO l0 l0 lD I 'd N I n OO �O 1D lO �O l0 l0 I H T m o �oo0 0000 iooi000.000 oio 0o i0000 i00000 1 cn I I I 1 Jr I I I 1 I I 1 I 1 I I I 1 Nm 1 I I I H 1 I I 1 1 1 1 ro� I 1 nT = I 1 1 = I = 1 = MM 1 x H mm PWWWWWNNiP HIJI IP,PWWWWWWWNP HHJ HUIN H,P ,P O��WOiW UINNOO�OI OO,P 0-- OWWOJNNlI1N Omw N WWWW m 61 N ,Dw- ON PNO-' w tOW�I➢JJW HBO � lOW�OUt NIJbPJW HH HlD -' 1-3lO lOOIPW N�OIII W o UIOOOOOU'�l0 'y- `OU1000000U11P �D 'y'YN y � O 'y'UI00000000 l0 mnMr!dmMnW ,Py rmnnlr Old M;v MiP ,POHO nYrn owHwwn�qjt ooP n H,'b CMoDSOMJ JmyH 9' t oH;dH y W] I-] H > w W:] yr MHHo y ✓wW0 OZH ,P(!�'L.ymMnxfn Hx'Yx Inmzhd x,'>YXld mW m xxH 'd H n >Hwumm Jmu7 n >mowou -I Wmzm HmuH mHmym Mn 9'MM.W,' I -] M HCW>IIJW www HH H �Mw"w mHC71',d 1 -1 ',d n Hm�fN nm w QIA"n f M 9 'F1 m Hzm ar M m Hznm M[m IS M'A r C mmw H znm Id S no > , o m zIn Y noo f kI dz [HWH M m9' R' noom[ p C H IdmH HO r N IOH z'z z 00 O Wdr HS;dz o m H 1 0C[I - I;1yO Lsi H roMr'd1 I - 1 I , 0'Y ['A [ CmH H'X m n wHdz > m n[ ZWHy CzCZ H I] Hmoo nC:HC m m OWdw Cw Mz Ommr mnHn C,WI r n mH mznm x H MmCO W H H m m m ',;H H bm 9 mHZz 1 -I M m y ro M Hz Am b 'nn m mzHz ICI C WWIA mm z X C m M.- my x c;y mo m HOOn Xm [C)H l M m m U7 WH MIA M H C R m WHf H rJ -1 O Id m HO Om M mmm n M "on m !/> z b C m z zw C W'LM x 7] mzx C x n Id ,r,m y ro WHW Y c I-1 r' i1 i5 H r x I .d H H r z m z z z r n n z n o C) H n H m m n w x m m x o [ x z m H G) Oo00oo00 00000oo00000 000 000 0000000000 ........ 00000000000 000 oao 0000000000 00000000 000000000000 000 000 0000000000 00000000 000000000000 000 000 0000000000 00000000 000000000000 000 000 0000000000 O O 000000 00 00 00 0000 00 O O O O 00 00 00 O O 00 00 00000000 000000000000 000 000 0000000000 00000000 000000000000 000 000 0000000000 00000000 000000000000 000 000 0000000000 .P 0000 O NOO OOOO OlP00 0000 00 00 .P O O O O ONOO OOOOOUI00 O O O O 0000 1 m 00000i000 I 1 1 I I 1 000000000000 000 000 0000000000 000000 00 O 00 O 000 00 O 00 00 00 0000 0000 00 00 00 O O 000 00 O 00 00 00 0000 00 00 00 0 0 0000 000 O O O 0000 OooO 00 . . . . . . . . . . . . . . . . . . . . . . . . . . . . 00 00 00 O O 0000 000 O O O 0000 0000 00 00 00 00 00 0000 Oo0 O 00 0000 00 00 00 000000000000 000 Ooo 0000000000 m C \(n r,PM \FI ONl i]0z � H Y 'd r H W r .PI 'OI UI .. y O a m H [ I I� M M Ic o I H IjJ I (n IM H I v x ci y C % Id m z i tJ v H Hr O u 1 m z x In ro I [ c m I m '210, Im Y I ¢ CIO IM J G I IS I IT I N On ImH a 1 N d 00 Id ON 1 00 c: 0 n nm r I W " mM mu o n yy H Izn IdH W 1 I HIS' 1 Z I 0 d N 1 d O 1 00 o0 nm ImH mm I mu mm r y H zz n H m n I Id H n H rI H Ww N 00 Cn 00 JC NtU FI H x l W UI H.PWWWWW HN iP HPWWWWWNiP HJIP iPWWWWWWWWWWNNN.P o WNW -00 OO m OWNW-00061 ON- WWCOOJOwOJ N - --- - m ')lOW- 'OU'P HW W H�DW�OlI1 PWW HlO l9lO VbPWN -`OOJ OII'JJO1W .b NO OIIION bo l0 'y lI'OOUIO VIO IO 'y'O- `lf'0000000000UJOIO 00 r' 00 rl OJ M J rl 61 Otn ()L'H m;vO Nro [nH .P 00r'H M;v'd .P 2 l�mtn xl G)z: m H rI H ro M M n 3Z M HH?OMxf 1 CTCz JHy owx HxOJ �'d HI -lo W;d to INIA Hycny$hl inH r'z MM T kOM Mtn rlOroOZHH ,T,ytn09'ro MIA Hw >"m Om roH'VG 'd 'G, 10 oytn0 JH yHMOGJ zim HmC ,O moC>MHMUMz xJm t 1 Zw Mxl r'HCto m OzxJxJH LdMIAm;nM x1IAx1rIromx1 xJHw HA --, 1-1 HHH O H. -l'Z.H [] CMtn m w> mn iw>' C mm Hz Mtn mzm xl Mtn Hz m2M HM N HzzOH Cr H M;n xJa)f M MGM" zi> QR" G4 OOozHW'd R o xJM y 'J S H r H G O rI m H M C 'd to G Cm ( IdM C ke L ' W C IV --j> ;d HOxlm H m't cnH d Hm M xJmH M M x1M y zC m f n0 WH'dOz O rmomn ro ro h t mowwo ,OHxj m womro2,0 m H J N M M xJ G'*11n W I W A to H M'xJ wn w O mCw I to H w Ob MCM I Ho Oro M xI L•1 H 1 xnwo z A OX xnwcO to O >X zCr'Cw Ltl'A fN ro MIAN H V MHH Gmm1-1O Mc n O M> "xi zoOMn M 'd G b MYHTm O zmowuO (gym O Mt ,n()H rlxJmo H x wHL x1T d z tnHZ xJ z ` /_, M>Wz y mHy Y M 'k to MHb Mtn N x'd > S x C M x O C C O H ,T, L y O H n xl y H N w 'z H M M HIM �C H G) to M w w w w M N H Aw mw C w wC nC Z C y G r' m H�� omm N HOW O q 010 G u, wr'w I y I xzx R' R� R' H -1 G]H H x11 -1 L O z y n° n n ,T, x 1.1 m 0000000 00 00000000 00000000000000000 00 O 00 O 000 O O 0000 00 00 O 00 O 00 00 000000000 O O O 00 O 000 O O 00 00 00 00 O 00 O 00 00 O 0000000 O 00 0000000 00 00000000 00000000000000000 00 0000000 00 00000000 00000000000000000 00 O 00 O 000 O O O 000 00 00 000 0 00 00 000 00 0000 O O 0000000 00 0000000 00 0000000 00 O O 00 000 O O 0000000 00 0000000 00 O 00 O 000 O O O 00 O 000 O O O 000 000 O O 0000000 00 00000000 00000000000000000 00 00000000 00000000000000000 00 00000000 00000000000000000 00 rn NW O 00000 00 000 O Oo 00 000 00 . . . JlI` 00000000 00000000000000000 1no 00000000 00000000000000000 00 O 0000000 000 O 0000 000 00 0000 00000000 0000 0000 00 O 00 0000 O 0000000 0000000 O 00 O 00 0000 00000000 00000000000000000 rn NOJ JU1 U` O O O I LD L4 � to � lfl IW IM IC I H I (n Im IG I Lb Y Icz Gz lm cl IM9 I H rI I I Ld Iz 117 IT I Im Im M Im IG 1 z C) Iz0 IGH IH� IzH 1 G 00 ILAH 1 mm wG yC) zC) IGH 1 HM I zd ro l loo nm Im I W m M 1 wG 1 1 xl ly3 1 ri y I 'yH Izz n H M`L, I 0 1 I 1 ro IH ,> M-0 C \(n M f r.PM \H 0 �z U H H OJ 1 O 61(n ••H o.Pm H x c 0 M O xl H T M 'd M H O G U1 k 'v tim �a za ort � G ry N N O,n N . w ro Hr x7 ° a m Q O O H w 0 !7 [IH UIw N 00 x) 'h 1 00 Jr C -X N trJ FI rom 1 -1 T H ,P cn C� H , ].P .P H.N.N dJwIh HU H t -'y O 06161 omol 0 -001 0--'061 O N M-n y y01P HoiP HJ1P �P y16�O�P H o 1 c�U) y yoo yoo ytnoo y�000 y 1 M' . .. .. .. .. .. 1 \1-1 I ONL n my MID n 1 •=Joy 000 y 000 000 000 w w mwn l m m y 1 J Z Id Xy3 Hy�dH 1>ld" l U)W d Id I dfn M , w mzm M ^L. [T1 HMd m 1 M H H (ll UI mw u Ho c H I I M M' =J m Id H H M 'A H " m ?1 W M m S 1 • b t+ Id 'L1 HR'H zM 'Z. z 1 0 I HOJ X X X X G]�fNO o H M R1 -1 0 O 1 C••O O COC 0 QG]Ci "C) H O 0 API c rororo ro noron yx1 y X c 1 , 61r<, m y y ocw t' M ..y ,h1 elHoz zH0 , 1 - 1 N' -. z X X 1 0�PM M OHO M 0,30 M H[ =1 d *Jd Id -] m f z ytoy UJ [=1 H T 0W HW z, y H 2 L > Ur y y w g � wX - 0 Oy O 'd H x H H z bt' •U 1 Q U ro 'd M M " f - ro M 0 O d 1 q m 0 H O-3 H H m M m 0 c O 0 'd 'd �- n x n n m m e w M n O >0 -jKD n m 1 0 0 O O o O 2, I H, u Hu H I O o 0 ci n Ul m m w d n d O 0 Id O m � W3 H X m z 0 o y M z r r y zc d I� Im � Ic o W I W H d M m [d y Icz ro 0 00 00 000 0000 0 d'Z m Inc x 0 00 00 000 0000 o Imy H 0 00 00 000 0000 o IAt' O d z n 0 X y.7 W z a. x1 o rt 0 00 00 000 0000 o IM � G 0 00 00 000 0 000 0 1 N O 00 00 000 O 000 O 1 N O n Iyy � G IdH a m zy x� 6 d 0m 10 om of ofm I C 6, 1 Oo 00 rn oo Mm mrn o00 0000 o Inm x my IN oo .P �P o00 0000 o I lI� 00 lPN 000 OooO O u m pld O 0 Iyy H 1 2 C] IdH w 1 I HK W WW Izy N WW 6161 I d N I ro o w OJN JJ N W 1 O NN W lJ� 1 00 -' rn mm 16 10 000 �POwl6 0 1 WH [=l iP Ut Ut JJ 000 0000 O m Ulm 00 NN 000 � O�O I I O I UIU I I N INN 1 y'- WW 1 N W W 6101 I z'2 W O]W JJ N W I nH O UIN W ll� I MZ 61 WW l6lD 000 �POWl6 O Q iP USN JJ Ooo 0000 o n ,n H 1 11 11 1 L H 1nK 16 1610 161p 1D \6 t6 , d N 1p 1616 1610 tp 101D I n 00 10 101D 16 t6 t6 1010 I � 's1'd 16 1610 1p 16 000 lO Ol6lD O cn I I I I I I I I 00 I I I I I I I I JL I I I 1 I I I I I I I I I I I I N I.V I I I I I I I I 1 -1 'dy I I I I I I I I y 1 1 1 11 1 1 1 n.n'i 1 11 11 1 11 M[n tv Ol UI (,7 z d H 0 H b h tI.P n] \H ONL taJ O'y , z U-0 M H H y y r Hm r••�n � rnm .. y o .PM f 3 H x W 0 Lj IM IC I FI I (n IM N I Ixz o IGz o o I M �+ o I H t+ M z x m M x M d 0 O m m w N !T rm zn GH zH G ro Oro nw M m MH m M bl zn GH zU n O In M (n G w tr1 M C� �z Iro I n IH 0 0 H x M ro M x H O G (n x ro 4m �p z o. oG . ry m N , of a m H I� x� xa om a c� x O n H w n � H u� K N W 0 ',tl M Cn 00 JC . q NtV FI ro� MM H x H JUI COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meetina of: November 22, 2011 AGENDA SECTION: Business Items ORIGINATING DEPT. EXECUTIVE NO: 4 Community Development DIRECTOR Commercial Complete by 12/30/2013 APPROVAL ITEM: Adopt Resolution 2011 -18, Fourth BY: Sheila Cartney BY Amendment to Amended and Restated DATE: November 7, 2011 2012 Contract for Private Redevelopment — Huset Park Development BACKGROUND: On October 25, 2004 the City, EDA and Huset Park Development Corporation entered into contract for private redevelopment of the "Industrial Park." On August 1, 2007 the same parties agreed and entered into an Amended and Restated Contract for Private Redevelopment, and on February 9, 2009 the same parties entered into an Amended and Restated Contract for Private Redevelopment changing commencement and completion dates for development. The "Minimum Improvements' in the contract is broken out into phases and includes three different housing types and one commercial space. According to the contract there are to be a total of 277 townhouse units, 50 senior units, and 183 condominium or cooperative housing units and 11,650 square feet of commercial space. Due to the down turn in the housing market and economic conditions, Schafer Richardson has since foreclosed on this project and BNC Bank has taken over the Contract for Private Redevelopment. BNC Bank requests additional completion date amendments to the development contract for Section 4.3 Phase III A. Section 4.3(c) states "if the Redeveloper is making substantial progress with respect to the redevelopment project, and is unable to meet one or more of the above - referenced deadlines, the Authority and Redeveloper shall negotiate in good faith for a reasonable period to extend the time in which necessary action(s) must be taken or occur, the lapse of which time would otherwise constitute a default of this Agreement." The followinq table represents the second amendments dates and the new proposed Request: Phase Amended Date Proposed Date IIIA Housing and Commence by 12/30/2011 Commence by 1213012012 Commercial Complete by 12/30/2013 Comp lete by 1213012014 IB 80% October 31, 2011 80% Complete October 31, 2012 RECOMMENDATION: Staff recommends the EDA amend the development contract as requested to change commencement and completion dates. RECOMMENDED MOTION: Motion: Move to waive the reading of Resolution 2011 -18, there being ample amount of copies available to the public. Motion: Move to adopt Resolution 2011 -18, a Resolution approving the Fourth Amendment and Restated Contract for Private Redevelopment by and between Columbia Heights EDA and BNC Bank as Successor to Huset Park Development Corporation. lllachmenls: Resolution 2011-18, Amendment Request fi•om DNC Dank and nmp EDA ACTION: COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO. 2011-18 RESOLUTION APPROVING A FOURTH AMENDMENT TO AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT BETWEEN THE COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, THE CfTY OF COLUMBIA HEIGHTS AND BNC NATIONAL BANK AS SUCCESSOR TO HUSET PARK DEVELOPMENT CORPORATION BE IT RESOLVED By the Board of Commissioners ( "Board ") of the Columbia Heights Economic Development Authority ( "Authority ") as follows: Section 1. Recitals 1.01. The Authority has determined a need to exercise the powers of a housing and redevelopment authority, pursuant to Minnesota Statutes, Sections. 469.090 to 469.108 ('EDA Act "), and is currently administering the Downtovm CBD Redevelopment Project ( "Redevelopment Project ") pursuant to Minnesota Statutes, Sections 469.001 to 469.047 ( "HRA Act "). 1.02. The Authority, the City of Columbia Heights ( "City ") and Huset Park Development Corporation (the "Redeveloper ") entered into a into An Amended and Restated Contract for Private Redevelopment dated as of August 1, 2007, as amended by a First Amendment thereto dated June 16, 2008 and a Second Amendment thereto dated as of February 9, 2009 and a Third Amendment Thereto dated as of September 28, 2009 (the "Contract"), setting forth the terms and conditions of redevelopment of certain property within the Redevelopment Project, generally located east of University Avenue and south and west of Huset Park. 1.03. BNC National Bank (the "Lender ") is the successor in interest to Redeveloper under the Contract. 1.04. The Lender has requested the Authority and City to modify the Contract in certain respects, and the Authority has caused to be prepared a Fourth Amendment to Amended and Restated Contract for Private Redevelopment between the Authority, City and Lender (the "Fourth Amendment "). 1.05. The Board has reviewed the Fourth Amendment and finds that the execution thereof and performance of the Authority's obligations thereunder are in the best interest of the City and its residents. Section 2. Authority Approval; Further Proceedings 2.01. The Fourth Amendment as presented to the Board is hereby in all respects approved, subject to modifications that do not alter the substance of the transaction and that are approved by the President and Executive Director, provided that execution of the documents by such officials shall be conclusive evidence of approval. 3946120 SJn CL205 -23 2.02. The President and Executive Director are hereby authorized to execute on behalf of the Authority the Fourth Amendment and any documents referenced therein requiring execution by the Authority, and to carry out, on behalf of the Authority its obligations thereunder. Approved by the Board of Conunissioners of the Columbia Heights Economic Development Authority this 22 "`1 day of November, 2011. Gary Peterson, President ATTEST: Shelley Hanson, Secretary 394612v SJn CL.205 -23 2 FOURTH AMENDMENT TO AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT THIS AGREEMENT, made on or as of the day of 2011, by and between COLUMBIA HEIGI - ITS ECONOMIC DEVELOPMENT AUTHORITY, COLUMBIA HEIGI -ITS, MINNESOTA, a public body corporate and politic (the "Authority "), established pursuant to Minnesota Statutes, Sections 469.090 to 469.1081 (hereinafter referred to as the "Act "), the CITY OF COLUMBIA HEIGHTS, a Minnesota municipal corporation (the "City ") and BNC NATIONAL BANK, a national banking association (the "Lender ", and successor in interest to Huset Park Development Corporation, the "Redeveloper). WITNESSETI-I: WHEREAS, the Authority, City, and Redeveloper hereto entered into that certain Amended and Restated Contract for Private Redevelopment dated as of August 1, 2007, as amended by a First Amendment thereto dated as of June 16, 2008, as further amended by a Second Amendment thereto dated as of February 2009 and by a Third Amendment thereto dated September 28, 2009 (the "Contract "), providing for redevelopment of certain property in the City described as the Redevelopment Property; and WHEREAS, the Authority, City and Lender entered into a Subordination and Consent Agreement dated July 10, 2006 (the "Subordination Agreement ") regarding the Contract; and WHEREAS, the Subordination Agreement provided that, if Lender foreclosed on its Mortgage (as defined in the Subordination Agreement), Lender is entitled to all the rights and benefits of Redeveloper under the Contract as though Lender were the Redeveloper, subject to Lender's performance of all terms and conditions of the Contract.; and WHEREAS, the Lender has requested that the Authority and City amend the Contract as further described herein; NOW, THEREFORE, in consideration of the premises and the mutual obligations of the parties hereto, each of them does hereby covenant and agree with the other as follows: 1. Section 4.3 of the Contract is modified as follows (italicized language shows revision): Section 4.3. Completion of Construction (a) Subject to Unavoidable Delays and the provisions of paragraphs (b), (c) and (d) below, the Minimum Improvements must be constructed in accordance with the following schedule: Phase L• As of the date of the Amended and Restated Contract, the internal site improvements and at least 80 percent of the required number of units for Phase IA are complete. Redeveloper must substantially complete all internal site improvements for Phase IB, including roads, and at least 80 3946070 SJB C1,205 -23 percent of required number of housing units for Phase I13, by December 31, 2012. Phase IL• As of the date of this Fourth Amendment to the Amended and Restated Contract, Phase IIA is substantially complete. Redeveloper must substantially complete all internal site improvements, including roads, together with at least 80 percent of required number of housing units for Phase II13, by April 30, 2013. Phase III: Redeveloper must construct and complete all internal site improvements, including roads, and at least 80 percent of the required number of housing units, according to the following schedule: Phase IIIA: Commence by December 30, 2012; complete by December 30, 2014. Phase III13: Commence by June 30, 2013; complete by June 30, 2014. Phase IIIC: Commence by December 31, 2014; complete by December 31, 2016. 2. The Contract remains in full force and effect and is not modified except as expressly provided herein. 3946070 SJn C1,205 -23 2 IN WITNESS WHEREOF, the Authority has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto duly affixed and the Redeveloper has caused this Agreement to be duly executed in its name and behalf on or as of the date first above written. STATE OF MINNESOTA ) SS. COUNTY OF ANOKA ) COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RV Its President Rv Its Executive Director The foregoing instrument was acknowledged before me this day of , 2009, by and Walter R. Fehst, the President and Executive Director of the Columbia Heights Economic Development Authority, a public body politic and corporate, on behalf of the Authority. Notary Public 3946070 SJn C1,205 -23 3 CITY OF COLUMBIA HEIGHTS C STATE OF MINNESOTA ) SS. COUNTY OF ANOKA ) By Its Mayor Its City Manager The foregoing instrument was acknowledged before me this day of , 2009, by Gary Peterson and Walter R. Fehst, the Mayor and City Manager of the City of Columbia Heights, a Minnesota municipal corporation, on behalf of the City. Notary Public 3946070 SJB CL205 -23 HUSET PARK DEVELOPMENT CORPORATION By STATE OF MINNESOTA ) SS. COUNTY OF ) President and Chief Executive Officer The foregoing instrument was acknowledged before me this day of , 2009 by Bradley J. Schafer, the President and Chief Executive Officer of I-Iuset Park Development Corporation, a Minnesota corporation, on behalf of the corporation. Notary Public 3946070 SJB CL205 -23 5 CONSENT BY ASSIGNEE The undersigned, as assignee of certain rights of Redeveloper under the attached Amended and Restated Contract for Private Redevelopment (the "Amended Contract "), hereby consent to all terms of the Amended Contract; provided that nothing in this consent will alter or affect the rights of undersigned under the Agreement of Purchase and Sale (Finished Lots) between The Ryland Group, Inc. and Redeveloper dated April 18, 2005, as amended. THE RYLAND GROUP, INC. By Its STATE OF MINNESOTA ) SS. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2011 by , the of the Ryland Group, Inc., a Maryland corporation, on behalf of the corporation. Notary Public 3946070 SJB C1,205 -23 CONSENT BY ASSIGNEE The undersigned, as assignee of certain rights of Redeveloper under the attached Amended and Restated Contract for Private Redevelopment (the "Amended Contract'), hereby consent to all terms of the Amended Contract. PARKVIEW HOMES, LLC STATE OF MINNESOTA ) SS. COUNTY OF ) By Its The foregoing instrument was acknowledged before me this , 2011 by , the Parkview Homes, LLC, a Minnesota limited liability company, on behalf of the company Notary Public day of of 3946070 SJB CL205 -23 7 BNC National Bank ,s, EIN000R. The 2401nvesror_a building 733 Auq, w Avenue South Mmneapulle, MN 55402 wow.bnc,ank.coni Telephone (612) 305 -2200 FAX: (612) 305.0434 November 4, 2011 Sheila Cartney Assistant Conn nimity Development Director` Columbia Heights Community Development 590 40th Avenue Northeast Columbia I Ieights, Minnesota 55421 Re: Amended and Restated Contract for Private Redevelopment dated August 1, 2007, as amended, by and among Columbia Heights Economic Development Authority, Columbia Heights, Minnesota, the City of Columbia Heights, and IIuset Park Development Corporation (the "Contract for Redevelopment ") Dear Ms. Cartney: BNC National Bank is the successor -in- interest by foreclosure to Huset Park Development Corporation (the "Developer ") under the above - referenced Contract for Redevelopment. Please accept this letter as our formal request for an extension of the Phase III A commencement and completion deadlines referenced in Section 4.3 of the Contract for Redevelopment. We respectfully request that the Phase III A commencement date be changed from December 30, 2011 to December 30, 2012 and that the Phase III A completion date be changed from December 30, 2013 to December 30, 2014, We further request that our request for an extension of Phase III A commencement and completion dates be placed on the agenda for the November 22 Columbia Heights Economic Development Authority meeting. Very truly yours, Randy Johnson Commercial Real Estate Loan Administrator Member FDIC m LENDER c EENAEA 4� .. W O �. �D w w > w N to G� r? E ' I 3 Cli � U f t 4 p t I U )� � aaa j - - r6a• - '' b W�ia� sue. �'//,+ �� var vs N ,v ei , orb l ' i u 'o� Fi 1__ J b v°v � - " 7 '+�- rv wannanv +nsua,Nn AVML COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meetiu a of: November 22, 2011 AGENDA SECTION: Business Items ORIGINATING EXECUTIVE NO:5 DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: Assignment of 37 and Central Development BY: Scott Clark BY: Agreement to O'Reilly from Central LLC (Chris DATE: November 15, 201 1 Little) :.- a —A n,.,I..,r BACKGROUND: On May 2, 201 1 the EDA approved anew Devetopmeni AgrccuIcuL W LL \ J I «..• LLC (Chris Little) that allowed the reduction of the Minimum Improvements to 7,500 sq.ft. Based on this, the EDA eliminated $30,000 of assistance that was programmed for turn lane construction costs. The Agreement also had an October 1, 2011 deadline date for construction start but due to the amount of due diligence by O'Reilly, that start date could not be met. At this time O'Reilly has established a closing date with 37 and Central LLC for December 12, 2011 and a construction start date of May 1, 2012. Actions for the EDA: 1) Agreement to assign the original development agreement and the obligations to O'Reilly. Attached is an Assignment Agreement with the change from the May 2, 2011 Agreement regarding construction start (Section III- 3.1. 4.3). The new dates are a construction start date on or before May 1, 2012 and a completion date of November 1, 2012 2) The policy discussion for the EDA concerns the level of assistance being given to this project As stated previously, the EDA eliminated $30,000 of assistance due to the reduction ill size of the original minimum improvements. Since that time, O'Reilly has done soil investigation work on the property, and has determined that substantial soil cor'r'ections will be needed at a cost of up to $80,000 (report included). The issue, in part, is that City demolitions (which included all four previous buildings on this redevelopment site) replace soils with organic free materials which are not compacted. These lots were sold "as is" with the intention that the type of building constructed would dictate the level of soil compaction needed. Since this cost was not assumed by the developer lie is seeking that the $30,000 be reinstated and, in turn, that he will absorb the remaining cost through a reduced acquisition cost to O'Reilly. RECOMMENDATION: Approval of the Assignment as written. RECOMMENDED MOTION: Motion: Move to Waive the Reading of Resolution 2011 -19 there being ample copies for the public Motion: to adopt resolution 2011 -19 approving agreement for assignment and release of obligations, and amendment of amended and restated contract for private redevelopment by and between Columbia Heights Economic Development Authority and the city of Columbia Heights Minnesota and 37 °i and Central LLC. Attachments: Resolution 2011 -19, Assignment Document between Central LLC and O'Reilly Soil htvesti ation Re ort EDA ACTION: COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY RESOLUTION NO. 2011 -19 RESOLUTION APPROVING AGREEMENT FOR ASSIGNMENT AND RELEASE OF OBLIGATIONS, AND AMENDMENT OF AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT BY AND BETEWEEN COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY COLUMBIA HEIGHTS MINNESOTA AND THE CITY OF COLUMBIA HEIGHTS MINNESOTA AND 37th AND CENTRAL LLC BE IT RESOLVED By the Board of Commissioners ( "Board ") of the Columbia Heights Economic Development Authority ( "Authority ") as follows: Section 1. Recitals 1.01. The Authority, the City of Columbia Heights and 37th and Central LLC (the "Redeveloper ") entered into a Contract for Private Redevelopment dated June 24, 2008, as amended by a First Amendment thereto dated April 28, 2009, and as amended by the Second Amendment thereto dated May 25, 2010 (collectively, the "Contract "). 1.02. The Redeveloper has concluded negotiations with O'Reilly Automotive Stores, Inc. a Missouri corporation ( "O'Reilly ") for the purchase by O'Reilly of all of the Redeveloper's interest in the Contract. 1.03. The Board has reviewed the "AGREEMENT FOR ASSIGNMENT AND RELEASE OF OBLIGATIONS, AND AMENDMENT OF AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT BY AND BETEWEEN COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY COLUMBIA HEIGHTS MINNESOTA AND THE CITY OF COLUMBIA HEIGHTS MINNESOTA AND 37th AND CENTRAL LLC" (the "Assignment ") providing for the assigrnnent of the Contract to O'Reilly, the release of the Redeveloper from its remaining obligations under the Contract, and the amendment of the Contract as stated therein, and finds that the execution thereof and performance of the Authority's obligations thereunder are in the best interest of the City and its residents. Section 2. Authority pproval• Further Proceedings 2.01. The Assignment as presented to the Board is hereby in all respects approved, subject to modifications that do not alter the substance of the transaction and that are approved by the President and Executive Director, provided that execution of the documents by such officials shall be conclusive evidence of approval. 2.02. The President and Executive Director are hereby authorized to execute on behalf of the Authority the Assignment of the Contract and any documents referenced therein requiring execution by the Authority, and to cant' out, on behalf of the Authority its obligations thereunder. Approved by the Board of Commissioners of the Columbia Heights Economic Development Authority this 22 °d day of November, 2011. Gary Peterson, President ATTEST: Shelley Hanson, Secretary 394728v2 MTN CL205 44 AGREEMENT FOR ASSIGNMENT AND RELEASE OF OBLIGATIONS, AND AMENDMENT OF AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT BY AND BETEWEEN COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY COLUMBIA HEIGHTS MINNESOTA AND THE CITY OF COLUMBIA HEIGHTS MINNESOTA AND 37 AND CENTRAL LLC I. Recitals. 1.1 The Effective Date of this Agreement is December , 2011. 1.2 The Parties to this AGREEMENT FOR ASSIGNMENT AND RELEASE OF OBLIGATIONS, AND AMENDEMENT OF AMENDED AND RESTATED CONTRACT FOR PRIVATE REDEVELOPMENT BETWEEN COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY COLUMBIA HEIGHTS MINNESOTA AND THE CITY OF COLUMBIA IIEIGFTTS MINNESOTA AND 37`" AND CENTRAL LLC (the "Agreement "), are the COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY, a public body corporate and politic under the laws of Minnesota (the "Authority "), the CITY OF COLUMBIA HEIGHTS, a Minnesota municipal corporation (the "City "), 37 and CENTRAL LLC., a Minnesota limited liability company (the "Redeveloper ") and O'REILLY, a ( "Successor Redeveloper "). 1.3 The Authority, City and Redeveloper are parties to that certain Contract for Private Redevelopment dated June 24, 2008, as amended by a First Amendment thereto dated April 28, 2009, and as further amended by a Second Amendment thereto dated May 25, 2010, all as recorded in the Office of the Anoka County Recorder (collectively, the "Contract "). 1.4 Various real estate parcels are subject to redevelopment under the Contract. The Successor Redeveloper has entered into that certain "Purchase Contract" with 37 °i and Central LLC, to purchase all of the parcels subject to the Contract and described as the "Redevelopment Property" in the Contract for the purpose of developing the "Minimum Improvements ", also as defined in the Contract. The Redevelopment Property is more fully described on Schedule A, attached hereto. 3940170 MTN CL205 -44 1.5 Among other obligations of the Redeveloper under the Contract, the Redeveloper entered into that certain "Loan Agreement" and executed that certain "Promissory Note" in the principal amount of $43,600, with Redeveloper as Maker and the Authority as Holder, each dated as of July 2, 2008, in order to provide additional financing for the Project. The Loan Agreement and Promissory Note by their terms require Redeveloper to pay off the Note upon the sale of the Minimum Improvements. 1.6 In connection with the sale of the Redevelopment Property the Redeveloper has requested an assignment of, and a release from, the terms and conditions of the Contract, and as to the Redevelopment Property pursuant to Article VIII of the Contract. 1.7 Redeveloper desires to assign, and Successor Redeveloper desires to assume Redeveloper's rights and obligations under the Contract, and with respect to the Redevelopment Property. 1.8 The Authority and City have approved certain grant funding for use consistent with the proposed development of the Minimum Improvements as described in § 3.7 Grants of the Contract. The Redeveloper has received certain grant funding to date, leaving a balance of $100,000 available to be awarded to Successor Redeveloper upon its commencement of construction of the Minimum Improvements. 1.9 The City has approved the Redevelopment Property for use consistent with the proposed development of the Minimum hmprovements. On that basis, the City and the Authority are willing to approve an assignment of the Contract to Successor Redeveloper and release Redeveloper from the terms and conditions of the Contract subject to the terms and conditions of this Agreement. THEREFORE, IT IS AGREED AS FOLLOWS: I1. Agreement. 2.1 The Recitals in Section I are incorporated into this Agreement by reference. 2.2 Redeveloper hereby assigns, and Successor Redeveloper hereby expressly assumes all of the rights and obligations of Redeveloper under the Contract with respect to construction of the Minimum Improvements on the Redevelopment Property. 2.3 The Authority and the City hereby consent to and approve the assignment in section 2.2 above. 2.4 From and after the effective date set forth above, Redeveloper is released from its obligations under the Contract, and as to the construction of the Minimum Improvements on the Redevelopment Property, subject to the following: (a) Redeveloper and Successor Redeveloper completing negotiation and execution of that certain "Purchase Contract ", transferring Redeveloper's interests under the Contract and the Redevelopment Property to Successor Redeveloper. 2 394017A M'I'N C1,205 -44 (b) Redeveloper and Successor Redeveloper executing this Agreement. (c) Redeveloper paying off the Promissory Note ($43,600) in favor of the Authority at or before closing with Successor Redeveloper. 2.5 The parties agree that upon issuance of a Certificate of Completion for the Minimum Improvements, that the Contract will no longer affect the Redevelopment Property, the Successor Redeveloper or its successors or assigns, and no further documentation will be required to remove the Contract or this Agreement from the real property records of the Redevelopment Property. Notwithstanding the foregoing, if it is reasonably determined that any additional documentation is necessary or beneficial to remove the Contract and this Agreement from the real property records of the Redevelopment Property, the parties agree to execute any and all reasonable documentation to remove the Contract and this Agreement from the real property records of the Redevelopment Property without any condition or delay. III. Amendments to Contract. 3.1 Section 4.3 of the Contract states that the Redeveloper must commence construction of the Minimum Improvements by May 1, 2011, and must substantially complete construction of the Minimum Improvements by January 1, 2012. The parties agree the Redeveloper is not in default under Section 4.3 of the Contract. Section 4.3 of the Contract is amended as follows: Section 4.3. Completion of Construction (a) Subject to Unavoidable Delays, the Redeveloper must commence construction of the Minimum Improvements by May 1,x.1 May 1, 2012 and must substantially complete construction of the Minimum Improvements by January '' -, 2012-November 1, 2012 All work with respect to the Minimum Improvements to be constructed or provided by the Redeveloper on the Redevelopment Property shall be in substantial conformity with the Construction Plans as submitted by the Redeveloper and approved by the Authority and the City. If the Redeveloper is making substantial progress with respect to the redevelopment project, and is unable to meet one or more of the above - referenced deadlines, the Authority and the Redeveloper shall negotiate in good faith for a reasonable period to extend the time in which necessary action(s) must be taken or occur, the lapse of which time would otherwise constitute a default under this Agreement. 3.2 Successor Redeveloper shall be eligible to receive the remaining $100,000 in grant funds from the Authority authorized by § 3.7 of the Contract upon being issued a building permit for construction of the Minimum Improvements. Section 3.7 of the Contract is amended by adding a new sub - section 0) to read as follows: 0) Redeveloper shall conduct a wage survey at the direction of Authority staff' for compliance with CDBG grant funding received for the construction of the Minimum Improvements. 3.3 Section 10.6 (a) of the Contract is amended to read as follows: 3 394017v4 MTN CL205 -44 (a) in the case of the Redeveloper, is addressed to or delivered personally to the Redeveloper at "teankiha e, "v = ==== neap li , " —W!, 55421 O'Reilly Auto Parts, Charlie Downs Vice President Real Estate 233 S. Patterson, Springfield, MO 65801 3.4 Upon final execution and approval of this Agreement, the "Successor Redeveloper" as described in this Agreement shall be described as the "Redeveloper ". 3.5 This Agreement may be executed in any number of counterparts, each of which shall constitute one and the same instrument. 3.6 All other terms and conditions of the Contract, as amended herein, shall remain in full force and effect unless modified by the parties pursuant to the requirements of the Contract. [Remainder ofpage intentionally left blank, separate signature pages to immediately follow] 4 394017v4 MTN CL205 -44 [Separate Signature Page to Approval of'Assignmenl and Release of Obligations Under Contract For Private Redevelopment] COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY By Its President By Its Executive Director STATE OF MINNESOTA ) ss. COUNTY OF ANOKA ) The foregoing instrument was acknowledged before me this day of November, 2011, by Gary L. Peterson and Walter R. Fehst, the President and Executive Director of the Columbia Heights Economic Development Authority, a public body politic and corporate, on behalf of the Authority. Notary Public 5 3940170 MTN C1.205 -44 [Separate Signature Page to Approval ofAssignment and Release of Obligations Under Contract For Private Redevelopment] CITY OF COLUMBIA HEIGI -ITS By Its Mayor By Its City Manager STATE OF MINNESOTA ) ) ss. COUNTY OF ANOKA ) The foregoing instrument was acluiowledged before me this day of 2011, by Gary L. Peterson and Walter R. Fehst, the Mayor and City Manager of the City of Columbia Heights, a Minnesota municipal corporation, on behalf of the City. Notary Public 394017v4 MIN CL205 -44 [Separate Signature Page to Approval of Assignment and Release of Obligations Under Contract For Private Redevelopment] 37TH AND CENTRAL LLC By Christopher Little Its STATE OF MINNESOTA ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this day of , 2011 by Christopher Little, the of 37th and Central LLC, a Minnesota limited liability company, on behalf of the company. Notary Public 394017v4 MIN C1205 -44 [Separate Signature Page to Approval of Assignment and Release of Obligations Under Contract For Private Redevelopment] O'REILLY AUTOMOTIVE STORES, INC. By STATE OF ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this , 2011 by , the Automotive Stores, Inc, a Missouri corporation, on behalf of the corporation. _ day of of O'Reilly A- 1394017x4 MTN CL205 -44 SCHEDULE A REDEVELOPMENT PROPERTY City Parcels Address 3710 Central 3718 Central 3722 Central Redeveloper Parcels Address 3700 Central 3706 Central PIN 35- 30 -24 -44 -0119 35- 30 -24 -44 -0118 35- 30 -24 -44 -0117 PIN 35- 30 -24 -44 -0121 35- 30 -24 -44 -0120 Former Use Property Description Beecroft building COLUMBIA HEIGI -ITS (demolished) ANNEX TO MINNEAPOLIS, ANOKA COUNTY, MINNESOTA LOT 16 BLK 87 COL I-ITS ANNEX Non - conforming COLUMBIA HEIGHTS single - family home ANNEX TO (demolished) MINNEAPOLIS, ANOKA COUNTY, MINNESOTA LOT 15 BLK 87 COL I-ITS ANNEX Non - conforming COLUMBIA HEIGI -ITS single - family home ANNEX TO (demolished) MINNEAPOLIS, ANOKA COUNTY, MINNESOTA LOT 14 BLK 87 COL HTS ANNEX Former Use Property Description Chutney restaurant THE S 50 FT OF LOT 18 BLK 87 COLUMBIA HEIGI -ITS ANNEX, SUBJ TO EASE OF REC Chutney parking lot LOT 17 BLK 87 COLUMBIA HEIGI -ITS ANNEX, TOG /W THAT PRT OF LOT 18 SD BLK LYG N OF S 50 FT THEREOF, SUBJ TO EASE OF REC 394017v4 MTN C1,205 -44 A -1 PO Box 1156 — 233 S. PATTERSON — SPRINGFIELD, MO 65801 (UIR CT) 417 -874 -7293 — ( Ax) 417 -874 -7283 — ( EMAIL) cstricklan_dno nreillvauto.com October 2.6, 2011 Via FAX or email: chris.little @outlandenerby.com Chris Little Outland Renewable Energy 1333 Northland Drive — Suite 210 Mendota Heights, MN 55120 651- 268 -2050 ext 210 RE. 37 AND CENTRAL, LLC, a Minnesota limited liability company 3700, 3706, 3710, 3718 and 3722 Central Avenue NE, Columbia Heights, Minnesota Dear Chris: O'Reilly's geotech borings report is in and unsuitable fill has been found on the site. Following is the basic information and the cost to correct. O'Reilly is looking to the seller for help with the issue and is asking for a price reduction toward the cost to correct, of $80,000.00. From the report Fill was noted In each of the borings completed at the site, extending to depths of 9 to 12 feet. Based on our review of historic aerial photos, the site appears to have been developed with single- family residences or small commercial buildings that have been demolished. Based on the site history, there Is likely variable fill that was placed at different times, present throughout the site. Existing fill can conceal debris, voids, or other unsuitable materials, which, if not detected during construction, can lead to excessive settlement of structures supported over the fill. Therefore, we would typically recommend removing the fill to the extent encountered within the proposed building and oversize area, and replacing the fill with properly- compacted fill. However, if the owner is willing to accept a higher level of risk, It is our opinion that portions of the fill can remain in place. Risks associated with the fill can be reduced through observation and testing, however, the risks cannot be eliminated unless the fill is removed in Its entirety. We recommend sub - excavating the building pad and oversized area to a depth at least 6 feet below the proposed building slab subgrade elevation. The exposed soils at that depth should be evaluated by a geotechnical engineer. Deeper excavations may be necessary where soft or unsuitable soils are present at that depth. Based on the conditions encountered at Boring ST -1, we anticipate that deeper excavations may be required in the vicinity of that boring. Contractors should also be prepared to extend excavations in wet or fine- grained soils to remove disturbed bottom soils. Cost to correct soils $50. 60,000.00 Building -- 6' Remove/Replace "At Least" per report $ 26,000.00 Parking Lot —.2' Remove/Replace $75- 85,000.00 Total Should you have any questions concerning the terms of our Contract, please do not hesitate to contact me at 888- 279 -2915. The fax number is 417- 874 -7283. Thank you for your attention to this matter. I look forward to hearing from you. 37 11i AND CENTRAL LLC O' REILLY AUTOMOTIVE STORES INC. — Contract Addendum 2 — P—g 2 of 2 Very truly yours, O'REIAUTOMOTIVE i RES, C. Camille Strickland Real Estate Contract Manager COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meeting of: November 22, 2011 AGENDA SECTION: Business Items ORIGINATING EXECUTIVE NO:6 DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: GHMC Redevelopment Contract 2007 BY: Scott Clark BY: DATE: November 16, 2011 11111104�04 BACKGROUND: In 2007 the Greater Metropolitan Housing Corporation (GMHC) partnered with the City and purchased a blighted property at 3805 2i Street. The original concept was that GHMC would acquire and demolish the property (this cost to GHMC was a total of $122,327) and in turn they would split the lot and construct two new homes. In order to do this their pro forma showed a total financial gap of $86,646 ($43,323 per lot), which the City agreed to give with the source of funding being the Anoka County Levy. After the purchase by GHMC, the economy failed and no homes were built, and based on information attached in a letter from GHMC, dated November 16, 201 1, they have $146,081 invested in the project including the original purchase, demolition, taxes, interest carry, etc. The second part of the financial equation, which is new, is that GHMC had received previously a rehabilitation grant from the Minnesota Housing Finance Agency that they used for two rehabs in our community. They have $29,000 left over from the original $105,000 grant and this amount is part of their "solution" for the large and new amount of gap financing (they have a gap financing need of around $200,000 if both hones are constructed since their expenditure costs have gone up due to the carry costs and their revenue has decreased due to the level and type of home they could construct). GHMC's letter has three different solution options for the EDA to consider: 1) The EDA to buy the two potential lots for their $146,081 of investment. Staff views that is excessive. GHMC, like all developers, partnered with the City and their desire to be made whole goes against all previous EDA policy actions. 2) If the EDA buys the lots at the $146,081 price GHMC would like the EDA to also contribute up to $20,000 to match with the MHFA's grant residual of $29,000 to allow another rehab in the City. Based on the letter's submitted to the EDA, the average gap from the last two rehabs was $38,000 so the $20,000 seems excessive. 3) The third option, letter #2 dated November 16, 2011, is that the City amends its contract to allow all of the original $86,646 gap financing funds, plus the MHFA's $29,000, to be used as the gap financing for one lot and one house. According to GMHC's pro forma this would provide a break even on one lot but would leave an outstanding debt of $77,000 against the second lot, with that financing to be figured out at a later date. Again, this seems like a solution that doesn't solve a problem, only delays it. All of these solutions do not involve, in the long run, GHMC taking a piece of the incurred losses, but the EDA potentially assuming all of the increased costs from the original $86,646. Staff recommends none on these options. GIIMC will be present to discuss the same at the meeting. RECOMMENDATION: Staff seeks direction Attachments letters from GMHC dated November 16, 2011 EDA ACTION: 4 1A 1 Greater Metropolitan I lousing Corporation Mr. Scott Clark Community Development Director City of Columbia Heights 590 40 °i Avenue NE Columbia Heights, MN 55421 Dear Scott: 15 South Fifth Street, Suite 710 November 16, 2011 Minneapolis, MN 55402 phone: (612) 339.0601 fax: (612) 339 -0608 info @gmhchousing.org www.gmlichousing.org Thank you for meeting with us to review our redevelopment project at 3805 2 i8 Street NE. This project is one of two substandard homes (both on double lots) the City of Columbia Heights asked us to purchase, demo and redevelop in 2007• The other property was 4139 Jefferson Street NE, where we demolished a substandard home, split the lot and constructed and sold two new homes. The Jefferson properly homes were completed just as the housing market and values begin to decline. We had to drop the prices substantially to sell the homes. There was no subsidy dollars attached to these properties and GMHC had to absorb the loss and were not able to even realize a development fee for our work in the removal of the blight and development of two homes for the City. The 3805 Second Street property still lingers. We purchased the property, and demolished the house, however have been unable to build the two new homes due to continued property value decline and the substantial gap between the total development cost and what the new homes would sell for. In response to the gap, and to assist the project along, in late 2007 the EDA allocated a grant of up to $86,646 for the development of the two hones. As values continued to decline, it turned out this was not enough funding to cover the gap. The EDA extended the contract through 12/31/2011 hoping property values would change course and increase. The opposite happened and we continue to hold the property with continuing and increasing holding costs At Columbia Height's request, we purchased the property for- $108,000 and paid $14,327 in demolition costs, To -date we have $146,081 in costs associated with this property, including the costs of acquisition, demolition, holding costs including lawn mowing /snow removal, interest carrying costs and nearly $6,000 in real estate taxes. These costs continue to escalate and we need a solution. Mr. Scott Clark November 16, 2011 Page Two GMHC is requesting the FDA purchase this property for future redevelopment for the costs we have into the property to -date. GMHC has worked as a partner with Columbia Heights in single family hone redevelopment since 2003, when we were requested to purchase, demolish and rebuild a very substandard home at 4828 5 °i Street NP which we completed and sold. The City asked that we assist in other substandard purchase and redevelopments and we built two new homes on Monroe Street at 4225 and 4231, removing a substandard home and building two new homes. We were also asked to redevelop lots on 41" and Second Street NE where we demolished substandard homes and built and sold five new homes at 4132, 4136, 4142, 4146 and 4150. GMHC lost nearly $70,000 on the development of these properties, as the sewer pipe was nearly 25 feet down and required an extensive street rebuild. The City was unable to assist with these additional costs. We have developed 10 new homes in Columbia Heights at the City's request and these properties paid over $26.000 in p taxes Burin 2g 011 • All of the homes were for sale to families with incomes up to 115% of median, which is currently $95,105. In addition we are currently renovating two substandard foreclosures we purchased which will be for re -sale to new homeowners. The properties are at 4046 Washington Street NE and 4331 Washington Street NH. The City supported our funding application to Minnesota Housing for grant funds to make these projects financially feasible, We received a funding award of $105,000 and expect to have approximately $29,000 left once the homes are completed and sold. The gap on the 4331 Washington property is $32,000 ($42,200 in construction costs) and the gap on 4046 Washington is $44,000 ($80,000 in construction costs). We would like tp purchase and renovate one more substandard foreclosed home, however we would need a few additional dollars to do so. If we cannot do an additional property, the State will recapture the remaining funds. The City asked our target area for this project be 37 °i Street to 45 Street, and Central to University. We are requesting Columbia Heights allocate up to $20,000 in funding to match the remaining Minnesota Housing dollars so an additional foreclosure can be renovated and resold to a homeowner. These homes will also be sold to families with incomes up to 115% of median. Mr. Scott Clark Page Three November 15, 2011 Again, thank you for the meeting to discuss our issues with the 3805 2` Street NE property and our request for the City's purchase of this property, as well as additional funding for purchase and renovation of one additional foreclosed property. As a non - profit organization, we are happy to be able to partner with cities to assist in redevelopment, however, we do not have dollars to cover losses. We look forward to working with you on a solution to this issue. please let me know if you have any questions or need additional information. Sincerely, Carolyn E. Olson President attachment Job Number M176 otal Direct Cost Incurred as of 11/7/2011 Vendur Nannc Phase: COLS - 3805 2ND ST'REE'T' N.H. Category: MIT I - ACQUISITION PRICE COUNSBLOR REALTY OLD REPUBLIC NATIONAL TITLE , Total toil Category Mill 3805 2ND STREET N.E. 146,080.49 Transacllon Document Number Deseri lltion------- Da te E.M. 3805 2ND ST. NE 3805 2ND S'1'. 100.00 10131/2007 108 209.64 11/28/2007 108,309.64 Coiegory: M113 - CONS 'rRUC ION COSTS 13. G. RUD & SONS, INC., LAND SURVEYING INV. 22027 2,044.00 4/1/2008 INTER CITY WATER &SEWER 38052ND ST/ 1,700.00 4/15/2008 LUMCONSTRUCT'ION 38052ND ST. 8,570.00 5128/2008 CITY OF COLUMBIA HEIGI -ITS 3023 71T59 11/12/2008 WMPLE]'PI CONSTRUCTION 3805 2ND ST 1,220.00 815/2009 FATINA FONDRBN 5/8/10 LAWN SERVICE 60.00 5/11/2010 ADRIANA PAVON DE CASTILL.O 511.010 TRASH & CLEAN 75.00 5/18/2010 JOE RECLASS / ADRATMENT RECL PATINA RECL, FXfINA TO CAT -60.00 10/3112010 Total for Category MII3 14,326.59 Category: MII4 - PROPER'T'Y MANAGBMEXT COSTS LINE OF CREDIT INTEREST NOV -2007 LOC INT. 92.43 I2 /1 /2007 LINE OF CREDIT INTEREST DEC -2007 LOC TNT 538.34 12/31/2007 LINE OF CREDIT INTEREST LOC INT 1/08 444.95 1/31/2008 LINE OF CREDIT INTURBST LOCINT -PEB -2008 385.24 2/29/2008 LINT' OF CREDITINTEREST LOCINT3 /08 329.79 3/31/2008 LINE OF CREDIT INTEREST LOC INT APRIL 2008 347.78 4/3012008 FATINA FONDRBN MAINT /5 -10 TO 5/15/08 100.00 5/2212008 LINE OF CREDIT INTI3R138I LOC INT. MAY -2008 354.23 5/3112008 FATINA FONDRBN 5/29/08 - 6/5108 100.00 6/1012008 PATINA FONDRBN INV. 6114108 10.00 6/18/2008 LINE OP CREDIT INTEREST LOC INT4UNE 2008 339.56 6/3012008 FATINA FONDREN 7112/08- 7/17/08 110.00 7/29/2008 LINE OF CREDIT INTEREST JULY 2008 LOC INT 361.85 7/31/2008 LANE OF CREDIT 1NTERESST LOG INT -8/08 374.53 8/3112008 FATINA FONDRBN MAINT: 8 /31/08. 9/10/08 120.00 9/16/2008 LINE OF CREDIT INTHRU?ST SEPO8 LOC INT 386.31 9/30/2008 PATINA FONDRBN 10/1/2008 120.00 10/7/2008 LINE OF CREDIT INTEREST OCT08TNT 531.86 10/31/2008 LINE OF CREDIT INTEREST NOV08 INT 240.85 11130/2008 LINE OF CREDIT INTEREST NOV08 ADD'L INT 9.92 11130/2008 FATINA FONDRBN 3 120.00 12/1612008 FATINA FONDRBN 12/19108 240.00 12/2212008 PATINA FONDRBN 12/30/08 240.00 12/3112008 LINE 01; CREDIT INTERES1 DEC08 307.47 12/31/2008 LINE OF CREDIT INTEREST LOC RENEWAL FEE 453.19 12/31/2008 LINE 01 CREDIT INTEREST ADJ DECOII INT 0,24 12/31/2008 LINE OF CREDIT IN'T'EREST ADJ RENEWAL FEE 141.33 12/31/2008 DORSEY & WI JITNEY 1548685 79.32 12/31/2008 FATINA PONDREN 1/9/09 240.00 1114/2009 FATINA FONDRBN 1/15109 120.00 1/28/2009 LINE OF CREDIT INTER &ST JAN09 256.68 1131/2009 PATINAFONDREN 2/9/09 60.00 2/18/2009 LING: OF CREDIT INTEREST LOC INT- 2/28/09 237.65 2128/2009 FATINA FONDRBN 2128/09 240.00 3/4/2009 FATINA FONDRBN 3/2.0/09 120.00 3/25/2009 LINE OF CRI.3DIT INTEREST MAR09 264.24 3/3112009 LINE OF CREDIT INTEREST APR09INT 255.18 4/30/2009 FATNA FONDRBN 5/11109 120.00 5/1212009 LINT: OF CREDIT INTEREST MAY09 TNT 257.61 513112009 FATINA FONDRBN 6/1/09 120.00 6/312009 FATINA FONDRBN 6/22/09 120.00 6124/2009 LINE OF CREDIT 1NTEREM' JUNE 2009 244.84 6/30/2.009 FATINA FONDRP..N 7/27/09 120.00 7/29/2009 LINE OF CREDIT INTEREST JUL09 265.23 7131/2009 LINE, OF CREDIT INTEREST AUG 2009 232.44 8/512009 LINE OF CREDIT INTEREST SEPT09 LOC INT 239.40 915/2009 PATINA FONDRBN 09107/09 120.00 9/1612009 L1NIi OF CREDIT IN'TERES'T OCT09 LOC INT 255.82 10/5/2.009 LINE OF CREDIT INTEREST NOV09 230.51 11/512009 LINE OF CRI3DIT INTEREST DECEMBER 2009 418.45 12/5/2009 PATINA FONDRBN 12/8109 120.00 12116/2009 FATINA FONDRBN 20 120.00 1212912009 FATINA FONDRBN 12/1/09 -12/31/09 120.00 12131/2009 LINE 01 CREDIT IN'T'EREST JAN 10 INT 317.49 1/5/2010 FA'I'1NA FONDREN 1125110 129.vv v<utviv PATINA FONDREN 2/8/10 120.00 2/)7/2010 PATINA FONDREN 2/12/10 120.00 314/2010 LINE OF CREDIT IN'T'EREST FEB 2010 317.87 3/5/2010 FAI'1NA PONDREN 2/19/10 120.00 3/11/2010 L1NH OF CREDIT' INTEREST MAR2010 351.43 3/13/2010 PATINA FONDRGN 2/26/10 120.00 3/25/2010 CASH RECEIPT LOC RENEWAL PEE 153.57 313112010 LINE OF CREDIT INT BRESI APR2010 370.79 4/30/2010 PATINA PONDRFN 5/21/10 LAWN SERVICE 120.00 5/2512010 LINE OF CREDIT INTEREST MAY2010 340.37 5/31/2010 LEONARD, S'TREE'T & DEINARD 467495 77.98 6/1/2010 PATINA FONDREN 5/2010 LAWN SERVICE 120.00 6/7/2010 PATINA FONDREN 6119/10 LAWN SERVICE 120.00 6/29/2010 LINE OP CREDIT IN'IFRBST JUNF2010 354.28 6/30/2010 PATINA FONDRFN 7/2010 CUTS & CLEAN 120.00 7/27/2010 LINE OP CREDIT IN'fFREST JULY2010 817.10 7/28/2010 ADRIANA PAVON DE CASTILLO 7110 LAWN /CLEAN 20.00 8/3/2010 PATINA FONDREN 7 /2010CUTS 120.00 8/12/2010 PATINA FONDREN 8/2010 CUTS P.P. 120.00 8/24/2010 LINE OP CRE DIT IN'I'BRHST AUO2010 400.21 8/28/2010 LEONARD, STREET & DEINARD 474703 394.06 9/15/2010 LING OF CREDIT INTEREST SHPT2010 S38J9 9/30/2010 PATINA FONDREN 9/2010 CUTS 120.00 10/4/2010 JOB RECLASS / ADIIIST'MENT RECL PATINA RFC), PA'T'INA PRM C/ 60.00 10/31/2010 LINE OF CREDIT IN'TERES'T' OCT 2010 413.55 1 1/11/2010 PATINA FONDREN 11/2010 SNOW REMOVAL 120.00 1112212010 LINE OF CREDIT INTEREST NOV2010 400.21 11/2812010 PA'T'INA PONDREN SNOW REMOVAL 1212010 120.OD 12/7/2010 PATINA FONDREN 12/2010 SNOW REMOVAL 120.00 12/16/2010 LINE OF CREDIT INTEREST DEC2010 269.31 12131/2010 FA'f'INA FONDREN 12/31/10 240.00 12/31/2010 LING OF CREDIT 1NTERES'r JAN2011 241.57 1131/2011 PATINA FONDRB'N 1/2011 SNOW REMOVAL 165.00 2/1/2011 LINE OF CREDIT INI'FRBS'I FEB2011 175.33 2/28/2011 PATINA PONDRGN 211 -2/22 SNOW REMOVAL 165.00 3/1/2011 LINE OP CREDIT INTEREST MAR2011 120.78 3/28/2011 PATINA FONDREN 3/24/11 WORK 165.00 3/30/2011 PATINA FONDRFN APRIL BILLING 4/27/11 165.00 4/26/2011 LINE OF CREDIT INTEREST APRIL2011 114.97 4128/2011 LINE OF CREDIT INTEREST MAY2011 122.01 5128/2011 PATINA FONDRBN 611111 PREVIOUS WORK 165.00 6/1/2011 PATINA FONDREN 6/27111 WORK 165.00 6/27/2011 LINE OF CREDIT IN'T'EREST JUNE 20I I 114.97 6/28/2011 LINE OF CREDIT INTEREST LOC RENEWAL FEE2011 394.35 6/30/2011 PATINA FONDREN JULY BILLING 2011 160.00 7/27/2011 LING OF CREDIT INTEREST JULY2011 120.16 7131/2011 LEONARD, STREH & DEINARD 7/31/11 LOC 42.71 8/10/2011 LINE OF CREDIT INTEREST AUO2011 120.32 8/31/2011 PATINA PONDREN AUGUST'BILLINO 165.00 9/1/2011 PATINA FONDREN SEPT BILLING 165.00 9/30/2011 LINE, OF CRHDIT INTEREST SEPT2011 116.37 9/30/2011 PATINA FONDREN OCT BILLING 165.00 10/31/7.011 Total for Category MI14 12,742.19 Category: MILS - REAL ESTATE TAXES DAKOTA COUNTYTREASURPR AUDITOR IST 1/22008 TAXES 936.73 5/14 /2008 ANOKA COUNTY ISI' I/2 TAXF,S 2008 936.73 5/15/2008 DAKOTA COUNTY TREASURER AUDITOR 1S'T 1/2 2008 TAXES VOID CK - 936.73 5115/2008 ANOKA COUNTY PID35.30 -24 -33 -0025 936.73 10/14/2008 ANOKA COUNTY MAY 15, 2009 825.80 5/12/2009 ANOKA COUNTY 3805-2ND S'I'NE 825.80 10/12/2009 ANOKA COUNTY 3805 2ND ST, NE 611.08 5/1112010 ANOKA COUNTY 3805- 2ND ST NF 611.09 10 /512010 ANOKA COUNTY REAL BSTAT'HT'AXHS /5 563.58 5112/2,011 ANOKA COUNTY 2011 2ND FIALP TAXES 563.58 10112/2011 'Total for Category MI15 5 874,39 Category: M125 - DISPOSITION PROCEEDS CASII RECEIPTS DGP /ORT /MD6 -COL3 LOAN PROCEEDS , 5,172.32 12/12/2007 Total for Category M125 - 5,172.32 Total for ]']rase COL3 146,080.09 'Total for Job M176 146,080.49 Grand'folal For All Jobs Listed = 146,010.49 Groator Metropolitan Housing Corporation Mr. Scott Clark Community Development Director City of Columbia Heights 590 40' Avenue NE Columbia Heights, MN 55421 Dear Scott: 15 South Fifth Street, Suite 710 November 16, 2011 Minneapolis, MN 55402 phone: (612) 339 -0601 fax: (612) 339 -0606 info @gmhchousing.org www.gmhchousing.org Thank you for meeting with us to review our redevelopment project at 3805 2"" Street NE. This project is one of two substandard homes (both on double lots) the City of Columbia Heights asked us to purchase, demo and redevelop in 2007. The other property was 4139 Jefferson Street NE, where we demolished a substandard home, split the lot and constructed and sold two new homes. The Jefferson property homes were completed just as the housing market and values begin to decline. We had to drop the prices substantially to sell the homes. There was no subsidy dollars attached to these properties and GMFIC had to absorb the loss and were not able to even realize a development fee for our work in the removal of the blight and development of two homes for the City. The 3805 Second Street property still lingers. We purchased the property, and demolished the house, however have been unable to build the two new homes due to continued property value decline and the substantial gap between the total development cost and what the new homes would sell for. In response to the gap, and to assist the project along, in late 2007 the EDA allocated a grant of up to $86,646 for the development of the two homes. As values continued to decline, it turned out this was not enough funding to cover the gap. The EDA extended the contract through 12/31/2011 hoping property values would change course and increase. The opposite happened and we continue to hold the property with continuing and increasing holding costs At Columbia Height's request, we purchased the property for $108,000 and paid $14,327 in demolition costs. To -date we have $146,081 in costs associated with this property, including the costs of acquisition, demolition, holding costs including lawn mowing /snow removal, interest carrying costs and nearly $6,000 in real estate taxes, These costs continue to escalate and we need a solution. Mr. Scott Clark November 16, 2011 Page Two GMHC is requesting the EDA allow the entire contract amount of $86,646 be allocated to the redevelopment of one lot and home at 3805 2" d Street. In addition, MN Housing will allow us to also use the $29,000 remaining funds from the redevelopment of the Washington Street properties (see below). With these dollars we may be able to break - even on the redevelopment of one house, however, this would still leave outstanding costs against the second lot in an amount of approximately $77,000. We would try to redevelop this lot at a later date, however the holding costs will continue to increase. GMHC has worked as a partner with Columbia Heights in single family home redevelopment since 2003, when we were requested to purchase, demolish and rebuild a very substandard home at 4828 5 ° i Street NE which we completed and sold. The City asked that we assist in other substandard purchase and redevelopments and we built two new homes on Monroe Street at 4225 and 4231, removing a substandard home and building two new homes. We were also asked to redevelop lots on 41 and Second Street NE where we demolished substandard homes and built and sold five new homes at 4132, 4136, 4142, 4146 and 4150. GMHC lost nearly $70,000 on the development of these properties, as the sewer pipe was nearly 25 feet down and required an extensive street rebuild. The City was unable to assist with these additional costs. We have developed 10 new homes in Columbia Heights at the City's request and these properties paid ove $20, 0 in pronerty taxes dur iij 2011. All of the homes were for sale to families with incomes up to 115% of median, which is currently $95,105. In addition we are currently renovating two substandard foreclosures we purchased which will be for re -sale to new homeowners. The properties are at 4046 Washington Street NE and 4331 Washington Street NE. The City supported our funding application to Minnesota Mousing for grant funds to make these projects financially feasible. We received a funding award of $105,000 and expect to have approximately $29,000 left once the homes are completed and sold, The gap on the 4331 Washington property is $32,000 ($42,200 in construction costs) and the gap on 4046 Washington is $44,000 ($80,000 in construction costs). The City asked our target area for this project be 37 °i Street to 45 ° ' Street, and Central to University. These homes will also be sold to families with incomes up to 115% of median. Mr. Scott Clark Page Three November 15, 2011 Again, thank you for the meeting to discuss our issues with the 3805 2n" Street NE property and our request, As a non - profit organization, we are happy to be able to partner with cities to assist in redevelopment, however, we do not have dollars to cover losses. We look forward to working with you on a solution to this issue. Please let me know if you have any questions or need additional information. Sincerely, Carolyn E. Olson President attachment GMI IC RESIDENTIAL PRO FORMA REVISED Date 1111111,1 Property Address 3805 2nd Street, Columbia_ Heights - .. -.. ... Project - Totals " _ Totals _ Model; (2) Iwo Story, Single family _ Two Houses Avice Per House One House Gate Construction Costs for Two Houses ses _,- ... .500 _.... ... Demolition and Slle Clearing _.... _ $15 ,.. „ "... 15000, .._.. .___ Contractor base � ,.... $350000 175,000 _ _,.,._ 175000, ___ GMHC Sewer l Water Installation / Paving .,,,_ $6000 ,,,,.,,. _3,000 ._ "._ 3000 _ -- --- ._... _. Tree Rem-- oval ,,... - 53 000 7,500 . "..... ,_ 3000 GMHC appliance package .___ .,..._ $0 _.... __.._4 .__... _....... _ . GMHC lumber package... -.. .........._. $ __._...__ .............9 _....._........ _............ .. M .__.. GHC cabinets and tops _ -. ._.__ $0 - - -_. .._...._0 .. _._......... ._........... GMHC _. ... scurity system (_N .._. �.. __ e $ 0 1$ 0,000 5000 5000 Contingency Total Construction Costs wl Contin0ency ,.. . �„ $36M1 000 _ 192 000 201 000 -, Estimated'Sof.,Soft Costs Costs Holdmg_COSfs To Date,.. Soft Costs_ _- __ _ ,_$36 800 - .._ _ 18 A00 .. 36800 Financing 512,000 _. 6,000 „_ 8000 _.., Propartytaxes _ _ ". __�_ $2,000 _. 1,000 2000 ,�, Outstanding Assessments _,. ". ... $U $1,000 - -_... -_ d - 500 - - -- .... 500 Insurance 0 ._.. We and recording -. .._ .. ..� _.,, _,0 ._.. Survey - - -- --- -- .... .. ...... Markelin0_G% _.... .� ._... .. $0 ......5 _. 0 .... .¢,000 .._....... .000 .. __ ._ Closi ng .... $2,400 1200 .,. -. ., .... 10 20 ... _. - COSTS ....__.. Utilities 200 600 ,. 600 Properly management (e5t 3months)_ �.,_ __ _1 ,53000 ._ 1500 ., 1�00� __ Architect fees /Punting, /Advertisement .- SO , - Sail Testing ........._ .,.._... .._. ......... ....... �. .___ $0 , -.. _.. -_ ._....... ...0 0 g Total Soft Costs $68,400 .._ _ 34,200 Acquisition osts , ...... ,,... 1 and C .,.._., $108,300 54 150 _ ._. ".. 108 300 GMHC Developer tee,,.,.,, $24 000 Total Development Costs __._ _ -_ _ ",._ _._,.. $584,700 # -_ 292350 _ _ 376900 Estimated Sale Price ,$370,000 ...._ 185 000 Cityl County Funds ,.. ! , $06,646 ... __ 86,646 _. . CRV Funds . 2$ 8 -000 14 000 28,000 Total Income ._.__.... ..... ...... _ .._... .. 48$4 G46 _ 242,323 ........ 299,646 GAP $100 054 # � � � _ $50,027 $77,254 Jab Number 41176 38052ND STRF,IlTN.R. ':OtiJ Direct Cost Incurred ns of 11/7/2011 146,080.49 T rimsadialn Veldof N ame Docum Numb DCbCPIPlIon Dnic _ Phase: COL3 - 3805 2ND 57RBG3' N.J.. Category: MI I I - ACQUISITION PRICE COUNSELOR REALTY I' .M. 3805 2ND ST. NE 1.00.00 1013112007 OLD REPUBLIC NA'110NAL TY1113 3805 2ND ST. 108,209.64 11/28/2007 Tom] for Category Mill 108,309.64 Cniogory: Mi 13 - CONSTRUCTION COSTS E. G. RUD & SONS, INC., LAND SURVEYING INV. 22027 2,044.00 4/(/2008 INTER CITY WA'T'ER & SEWER 3805 2ND ST/ 1,700.00 4/15/2008 LU 17, CONS'T'RUCTION 3805 2ND ST. 8,570.00 5/28/2008 CITY OPCOLUMBIA HEIGHTS 3023 717.59 11/12/2008 COMPLETE'. CONSTRUCTION 3805 2ND ST 1,220.00 8/5/7.009 RAI'INA FONDR13N 518110 LAWN SERVICE 60.00 5/1112010 ADRIANA PAVON DE CAS'1TLL0 5/2010 TRASH & CLEAN 75.00 5/18/2010 JOB RI.-'CLASS / ADJUS'T'MENT RECI. PATINA RECI, FATINA 10 CA'I -60/10 10/31/2010 TONI for Cntagory M113 14 326.59 Cnicgory: MI 14 - PROPERTY MANAGEMENT COSTS LINL' OF CRv))j'f IN'TERES'T' NOV -2007 LOC INT. 92.43 12/112007 LINE OP CREDIT INTE121?ST DI3C -2007 LOC INT 538.34 12/31/2007 LINE. OP CREDIT INTEREST LOC INT 1/08 444.95 1/31/2008 LINE. OP CRADITIN'TEREST LOCIN'r -EEB -2008 385.24 2/29/2008 LINE OP CREDITINTERE..ST LOC 1N'T 3/08 329.79 3/31/2008 LINE, 0I; CREDIT INTEREST LOC INT APRIL 2008 347 78 4/30/2008 PATINA FONDREN MAIN'175.IOTO 5115108 100.00 5/2212008 LINE OE CREDIT IN'I BREST LOC INT, MAY -2008 354.23 5/31/2008 PATINA PONDREN 5/29/08.615/08 100.00 6/10/2008 PA'T'INA PONDREN INV. 6114108 10.00 6/18/2008 E..IM3 OF CREDIT INTEREST LOC INT -JUNG 2008 339.56 6/30/2008 PATINA RONDREN 7112108 - 7/17/08 110.00 7129/2008 LINE OP CRIlDIT INTEREST JULY 2008 LOC INT 361.85 7/31/2008 LINE OE CREMI' IN'T'EREST LOC INT -8/08 374.53 8/31/2008 MINA PONDR13N MA1NT: 8 /31108. 9/10/08 120.00 9/16/2008 LINE OF CREDIT INTEREST SGP08 LOC INT 386.31 9/30/2008 PATINA FONORL'N 10 /1 /2008 120.00 1017/2008 LINE OP CREDIT INTEREST OCT08 INT 531.86 10/31/2008 LINE OP CREDIT INTEREST NOV08 IN'r 240.85 11/30/2008 LINE OF CREDIT 1N1 ERMT NOV08 ADD'L INT 9.92 1 1/30/2008 PATINA PONDREN 3 120.00 12/16/2008 PATINA PONDREN 17119/08 240.00 12/22/2008 PATINA FONDREN 12/30/08 240.00 12/31/2008 LING Oil CREDIT IN'TERES'T DGC08 307.47 12/31/2008 LINE OF CREDIT INTEREST LOC RENEWAL FEE 453.19 12/31/2008 LINE OF CREW INTEREST ADJ DEC08 INT 0.24 12/31/2008 LNE Oil CREDIT INTEREST ADJ RGNGWAT, Mr, 141.33 12/3112008 DORSEY & WHITNEY 1548685 79.32 12/3112008 PATINA FONDREN 119/09 240.00 1/14/2009 PATINA PONDREN 1/15/09 120.00 1/28/2009 LINE OP CREDIT' INTEREST JAN09 256.68 1/31/2009 PATINA FONDREN 2 /9/09 60.00 2/182009 LINE OF CRI-,D1T INTEREST LOC INT - 2/28/09 237.65 2/282009 PATINA FONDREN 2/28109 240.00 3/4/2009 PATNA FONDREN 3/20/09 120.00 3/25/2009 LINE OF CREDIT INTEREST MAR09 264.24 3/31/2009 LINB OP CREDIT INTEREST APR091NT 255.18 4/30/2009 FATINA PONDRHN 5/11/09 120.00 5/12/7.009 I..NE OF CREDIT INTEREST MAY09INT 257.61 5/31/2009 PA'T'INA FONDREN 611109 120.00 6/3/2009 FATINA FONDR13N 6/22109 12.0.00 6/7.4/2009 LINE 01 CREDIT INTEREST JUNE 2009 244.84 6/3012009 RATINA PONDREN 7/27/09 120.00 7/29/2009 LINE OF CREDIT INTEREST JUL09 265.23 7/31/2009 LINE OF CREDIT INTEREST AUG 2009 232.44 8/5/2009 LINE OF CREDIT INT'ERES'T' SEPT09 LOC INT 239.40 9/5/2009 FATINA PONDREN 09/07/09 120.00 9/16/2009 LINE OF CREDIT INTEREST OC'T09 LOC INT 255.82 10/5/2009 LINE OF CREDIT INT'ERES'T' NOV09 230.51 11/5/2009 LINE OP CRL"•DIT INPGRBS'F DECEMBER 2009 418.45 12/5/2009 PA'13NA PONDREN 12/8/09 120.00 12/16/2009 FA'1'1NA PONDREN 20 120.00 12/29/2009 PATINA FONDREN 12/1/09 -12/31/09 120.00 12/31/2009 LINE OF CREDIT INTERESTT' JAN 10 INT 317.49 1/5/2010 PATINA FONDREN 1/25/10 1LU.UU ULIlAviv PATINA 7 0NDRFN 2/8110 120.00 2117/2010 FATINA FONDREN 2172/10 120.00 3/4/2010 LINE OF CREDIT IN FREST PEE 2010 317.87 3/5/2010 FATINA FONDREN 2/19110 12000 3/11/2010 LINK OF CREDIT' IN fERES'1' MAR2010 351.43 3/13/2010 PATINA FONDIZEN 2/26/10 120.00 3/25/2010 CASH 108CEIPTS LOC RUNEWAL FE73 153.57 3/31/2010 LINE OF CRIiDIT INTUMHST APR2010 370.79 4/30/2010 F1vFtNA FONDREN 5/21/10 LAWN SERVICE 120.00 5/2512010 LINE OF CRI DI'f IN YURBST MAY2,010 340.37 5131/2010 LEONARD, ST107,T & DEINARD 467495 77.98 611/2010 PA iNAPONDREN 5/2010 LAWN SERVICE 120.00 6/712010 PATINA PONDREN 6/19/10 LAWN SERVICE 120.00 6/29/2010 LINI'.OF CREDITINTGREST JUNE2010 35418 6/3012010 PATINA PONDREN 7/2010 CU I'S & CLEAN 120.00 7/2712010 LINEOF CREDIT IN JULY2010 817,10 7/28/2010 ADRIANA PAVON DI - 1. CASPILLO 7110 LAWN /CLEAN 20.00 8/3/2010 F'A'UNA FONDREN 7/2010 CUTS 120.00 8/12/2010 PATINA FONDREN 8/2010 CUTS p,I:, 120.00 8124/2010 LINE OF CRI"DIT INT1 AUG2010 400.21 8/28/2010 I,F.ONARD, SPREE' & DONARD 474703 394.06 9/15/2010 LINE OP CRIEI)IT INT HRIEST SEPT2010 538.19 9/30/2010 FAYINA FONDREN 9/2010 CUTS 120.00 10/41201.0 JOB RECLASS l ADJ U-STMENT RUCI- PA'T'INA RECI, FATINA FRM C/ 60.00 1013112010 LINE OF CREDIT INTEREST' OCT 2010 413.55 11/11/2010 FATINA FONDREN 1112010 SNOW REMOVAL 120.00 11/22/2010 LINK OF CREDIT INT'ERES'T' NOV2010 400,21 11/28 /2010 PATINA FONDRBN SNOW REMOVAL 12/2010 120.00 12/712010 PATINA PONDREN 1212010 SNOW REMOVAL 120.00 12/16/2010 1JNR OP CREDIT INTEREST DP.C2010 269.31 12/31/2010 PATINA PONOREN 12/31/10 240.00 12/31/2010 LINE OF CREDIT INTEREST JAN2011 241.57 1/31/2011 PATINA FONDRIEN 1/2011 SNOW REMOVAL 165.00 2/1/2011 LIME OP CRI?.DLT 1N'ITREST FEB2011 175.33 2/28/2011 FAI'TNA FONDREN 2/1.2/22 SNOW REMOVAL, 165.00 3/10011 LINE OP CRP.,DI'I' INTEREST MAIZ2011 120.78 3/2812011 rNi'INA FONDREN 3124/11 WORK 165.00 3/3012011 PATINA FONDRI'N APRIL BILLIN04 /27/11 165.00 4/26/2011 LINE OP CREDITINI'EREST APRIL2011 114.97 4/2.8 @011 LINE OP CREDIT INTEREST MAY2011 122.01 5/28/2011 PATINA FONDREN 611 111 PREVIOUS WORK 165.00 6/1/2011 fATTNAPONDREN 6127/11 WORK 165.00 6127/2011 LINBOF CREDIT INTEREST JUNE 2011 114.97 6128/2011 LIME OF CREDTr1NTEREST• LOC RENEWAL FEE2011 394.35 6/30 12011 FATINA FONDREN JULY BILLING 2011 160.00 7/27/2011 LINK OFCREDITINTEREST JULY2011 120.16 7/3112011 LEONARD, STREET & DEINARD 7/31111 LOG 42,71 8/10/2011 LINBOP CREDIT INTEREST AUG2011 120.32 8/31/2011 PATINA FONDREN AUGUST13ILLING 165.00 9/1/2011 PATINA FONDREN SEPT BILLING 165.00 9/30/2.011 LINE OF CREDIT INT13RES'r SEPT2011 116.37 9/30/2011 PA'T'INA FONDREN OCT BILLING 165.00 10/31/2011 Total for Category M114 ,742.19 _ Category: Mil - REAL ESTATE TAXES DAKOTA COUNTYTREASURER AUDITOR IST 1/22008 TAXES 936.73 5/14/2008 ANOKA COUNTY 1ST 1/2 TAXIES 2008 936.73 5/15/2008 DAKOTA COUNTY TREASURER AUDITOR IS7' 1122008TAXES VOID CK - 936.73 5/15/2008 ANOKA COUN'T'Y PID3S -30 -24.33 -0025 936.73 10/14/2008 ANOKA COUNTY MAY 15, 2009 825.80 5/12/2009 ANOKA COUNTY 3805 -2ND S'f NE 825.80 10/12/2009 ANOKA COUNTY 3805 2ND ST. NE 611.08 5/11/2010 ANOKA COUNTY 3805- 2ND SINE 611.09 LOTS 12010 ANOKA COUNTY REAL ESTATB •TAXESIS 563.58 5/12/2011 ANOKA COUNTY 2011 2ND HALF TAXES 563.58 10112/2011 Total for Category M115 5 J Category: MI25 - DISPOSITION PROCEEDS CASH RECEIPTS DEP /ORT /M776 -COL3 LOAN PROCEEDS •5,172.32 12/12/2007 Total to) Category MI25 •5,172.32 Total for I'Itase COI.3 146,080.49W Total for deb M176 146,080.4 Grand Total For All Jobs Listed 146,080_nY COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meeting of: November 22, 2012 AGENDA SECTION: Business Items ORIGINATING EXECUTIVE NO:7 DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: Liquor License Discussion BY: Scott Clark BY DATE: November 15, 2012 BACKGROUND: Staff is of the opinion that one of the economic development opportunities for the city to capitalize on is the success that Northeast Minneapolis has been able to capture as an entertainment venue for restaurants and their art district branding. It is Staff's opinion that one of the large impediments to securing restaurants in this community is the current strong beer and wine license requirement for restaurants that demands a minimum of 75 seats and a distance requirement of 300 feet from schools or churches ( See attached City Ordinance, in part, Section 5.505). This type of license requires that at least 60% of the gross receipts be generated by food. The State requirement is 25 seats with no distance restraint and staff is recommending an Ordinance change to match the State minimum of 25 seats. Staff is not aware of the rationale for the City's policy to triple the requirement, but both the City Attorney and Chief of Police view that the change to 25 seats are not a problem from their individual discipline perspectives and support the change. Staff already had this item on our annual internal work plan but a real life example has presented itself. Attached is a letter, dated November 15, 2011, from Pat Sukhtipyaroge, who is opening the Royal Orchard at 4022 Central Ave NE. This location will have around 40 seats, and as such, is not eligible for a strong beer and wine license. As additional information, attached is a chart that illustrates how ten other cities handle this type of license. RECOMMENDATION: Staff views that by changing the licensing requirements that the city creates an additional opportunity for restaurant development and that there is not a down side for this amendment to the Ordinance. Staff seeks a discussion on this topic with the EDA and if there is a consensus to proceed, the City Council would be the acting agent for the license amendments. RECOMMENDED MOTION: Consensus to have the City Council consider a license change for hard beer and wine license requirements reducing the seating requirement from 75 to 25 seats, with no distance requirements. Attachments: City Ordinance Section 5.505, Letter dated November 15, 2011 from Pet Suklhtipyaroge, City comparison ntap regarding requirements EDA ACTION: Page 15 of 24 (c) A certificate of the State Treasurer that the licensee has deposited with the State Treasurer $100,000 in rsh or securities that may be legally purchased by savings banks or trust funds having a market value of $100,000. (0) (1) The operation of an intoxicating liquor license without having on file at all times with the city the ability insurance policy or other evidence of financial responsibility required herein shall be grounds for immediate ;vocation of the license. Notice of cancellation of a current liquor liability policy serves as notice to the licensee of the upending revocation and unless evidence of compliance with the financial responsibility requirements of this section •e presented to the Clerk before the termination is effective, the license will be revoked instantly upon the lapse in Overage. (2) Any liability insurance required by this section must provide that it may not be canceled for: (a) Any cause, except for nonpayment of premium, by either the insured or the insurer unless the canceling arty has first given 30 days notice in writing to the issuing authority of intent to cancel the policy; and (b) Nonpayment of premium unless the canceling party has first given ten days notice in writing to the suing authority of intent to cancel the policy. (P) (1) The City Council may suspend or revoke any intoxicating liquor license for the violation of any -ovision or condition of this section or of any state law or federal law regulating the sale of intoxicating liquor, and call revoke such license for any willful violation which, under the laws of the state, is grounds for mandatory :vocation, and shall revoke for failure to keep the insurance required by division (N) in full force and effect. (2) Nonmandatory revocation or suspension by the Council shall be preceded by written notice to the licensee rd a public hearing. The notice shall give at least 10 days notice of the time and place of the hearing and shall state e nature of the charges against the licensee. The Council may, without any notice, suspend any license pending a , aring on revocation for a period not exceeding 30 days. The notice may be served upon the licensee personally or by aving the same at the licensed premises with the person in charge thereof. No suspension after public hearing shall weed 60 days. (Q) Any person violating any provision of this section shall be guilty of a misdemeanor, and upon conviction .ereof, shall be punished as per state statute. 77 Code, § 5.503) (Am. Ord. 1119, passed 2- 24 -86; Am. Ord. 1135, passed 9- 22 -86; Ain. Ord. 1154, passed 8- 24 -87; m. Ord. 1419, passed 9- 25 -00; Am. Ord. 1482, passed 3- 28 -05) 5.505 ON -SALE WINE LICENSES. (A) No person, except wholesalers or manufacturers to the extent authorized under state license, shall directly or .directly deal in, sell, or keep for sale any wine without first having received an on -sale wine license as provided in is section or an intoxicating liquor license. The term "on -sale wine license" means a license authorizing the sale of ine and 3.2% malt liquor for consumption on the licensed premises only in conjunction with the sale of food. (B) "On -sale wine" licenses shall be granted only to restaurants which are conducted in such a manner that at ast 60% of the annual gross receipts of the establishment must be derived from or attributable to the sale of food. .ich establishment shall have facilities for seating not less than 75 guests at one time. A hotel shall be eligible for an i -sale wine license provided that, of that part of the total annual gross receipts attributable to or derived from the :ruing of food and wine, 60% or more of the annual gross receipts for a license year is the serving of food, the dining ea must seat a minimum of 75 people at tables, and the hotel must have a minimum of ten rooms. tp: / /www.amlegal.com/nxt/ gateway.dll/ Minnesota/ columbiaheights_ mn/ chapter5commerciallicensing /a... 3/19/2009 Page 16 of 24 (C) A holder of an on -sale wine license who is in compliance with all requirements of this section may sell intoxicating malt liquor (strong beer) on -sale without an additional license. (D) Only the sale of wine not exceeding 14% alcohol by volume for consumption on the licensed premises in conjunction with the sale of food shall be permitted. (E) The number of wine licenses issued are wilhnited and are not counted in the number of intoxicating liquor licenses allowed under state statute. (F) Every application for a license to sell wine on -sale shall be made on a form supplied by the city. Applications shall be filed with the Clerk. It shall be unlawful to make any false statement in an application. By submitting an application, the applicant consents to any and all investigations the city deems appropriate and waives any claims the applicant may have. Copies of the application shall be submitted to such other city departments as the City Council shall deem necessary for verification and investigation of the facts set forth in the application. (G) No license will be issued unless at the time of application the applicant has paid the license fee in full and a ion- refundable investigation fee as set by City Council resolution. In the absence of a resolution, the license fee shall )e $2,000; where all applicants are in- state, the investigation fee will be $500; where any applicants are out of state, the nvestigation fee shall be $2,000. If the investigation fee for in -state or out-of-state applicants exceeds the minimum .ee, the additional costs of the investigation will be billed to the applicant. A new application shall be submitted and a icense fee and investigation fee paid when there is a change in ownership or control of a licensed corporation. Upon - ejection of any application for a license, or, upon withdrawal of an application before approval of the issuance by the �_ity Council, the license fee shall be refunded to the applicant. In any case, the investigation fee will be non- •efundable. The license fee for an on -sale license granted after the commencement of the license year shall be pro - ated on a monthly basis. All licenses shall expire on the last day of December of each year. (H) In addition to the information required on the State Liquor Control Commissioner's form, the on -sale wine icense application shall contain the following information: (1) Type of license applicant seeks. (2) Whether the applicant is a natural person, corporation, partnership, or other form of organization. (3) Full legal name of applicant and applicant's spouse, place and date of birth, street address of residence and ength of time at that address of the applicant and applicant's spouse; and any other information deemed necessary by he City Council or issuing authority. (4) Whether the applicant has ever used or been known by a name other than his true name, and, if so, what vas such name or names and information concerning dates and places where used. (5) Name of business. (6) The nature of any other business to be operated in conjunction with the on -sale of wine and whether the pplicant is the owner or operator of such other business, and if so, the length of time in such business. (7) Street addresses at which applicant and current spouse have lived during the preceding ten years. (8) Kind, name and location of every business or occupation applicant or present spouse have been engaged in uring the preceding ten years, tp:// www .amlegal.coinlnxtlgateway.dlll Minnesota lcolrunbiaheights_nlnlchapter5 commerciallicensing /a... 3/19/2009 M2440 aplewood, Cypress St Royal Orchid Maplewood, MN 55109 Best Thai Restaurant November 15, 2011 590 40 Ave. NE Columbia Heights, MN 55421 Dear Mayor Gary Peterson My name is Pat Sukhtipyaroge. We have been in business for over 20 years. We are starting our fourth Thai restaurant on 4022 Central Ave. NE. Our restaurant is scheduled to open in October of this year. I had just found out after to signing my lease that there is an ordinance that limits a strong beer and wine license to restaurants that have 75 seats or more. Our location only allows for 50 seats. I have been working with the community development director, Mr. Scott Clark, and he has suggested that I write this letter to you requesting the matter to be put on the agenda for the upcoming council meeting. Having the sale of strong beers and wine, especially Singha and other oriental import beers and wine, have been an integral part to our sales. Being able to offer a selection of import beers provides an enjoyable experience for our customers. We would like to request a modification to said ordinance or hopefully be provided with a variance to allow us the sale of strong beers and wine. We have had the license at our previous locations and our last location only allowed for 50 seats. Sincerely, Pat Sukhtipyaroge Vice President, Royal Orchid Hard Beer and Wine Requirements City Seating Requirements Distance to School, Church, etc. Hopkins 25 None White Bear Lake 25 None St. Louis Park 30 None Maple Grove 25 750 feet St. Anthony 25 300 feet Fridley 130 400 feet Richfield 25 None New Brighton 25 None Roseville 100 None Columbia Heights 75 300 feet COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meeting of November 22, 2011 AGENDA SECTION: Business Items ORIGINATING EXECUTIVE NO:8 DEPARTMENT: EDA DIRECTOR APPROVAL fTEM: Potential CDBG Application BY: Sheila Cartney BY: DATE: November 10, 2011 BACKGROUND: Community Development Block Grant (CDBG) applications are due in January 2012 and require a Resolution of support by the City Council. At this time staff would like to discuss the option of applying for fiords to create a Business Loan for our community. The rational for this type of application is that within the City there is a significant number of small, vacant commercial buildings. The ability for the City to provide gap financing may provide the opportunity for future sales to occur. The range of acceptable CDBG eligible activities has been greatly reduced over the past ten years. Staff contacted the Anoka County Community Development Department to see what types of loans could be used with CDBG funding. A revolving loan for gap financing for real estate transactions or equipment purchases can be used for new businesses through CDBG funds. The applicant must occupy at least 50% of the building and hire one low- moderate income person for every $35,000 they borrow. The interest rate and term of loan are all things that would need to be determined, but typically cities have a fixed rate at or below prime and 5 -20 year terms. The cities of Blaine and Brooklyn Park have a long history of using CDBG for these loans and have been successful. If the EDA supports this use of CDBG funds staff will make an application in January and will have a more detailed recommendation for the City Council. RECOMMENDATION: Staff is seeking direction from the EDA to apply for CDBG funds for a revolving business loan program, which would be approved by the City Council. 15117GW.AT4W jE#]N COLUMBIA HEIGHTS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meeting of November 22, 2011 AGENDA SECTION: Business Items ORIGINATING EXECUTIVE NO:9 DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: Scattered Site Disposition BY: Sheila Cartney BY: DATE: November 9, 2011 BACKGROUND: In 2009, The EDA directed staff to implement all necessary steps to create a Scattered Site Housing District. This district includes 23 parcels with the majority being owned by the City. The increment from this district will replenish the old C8 Redevelopment district (the original source for the scattered site) to allow the city to have additional funds for housing activities. Now that the district is created a policy must be created on the disposition of the lots. There are three discussion areas for the EDA to consider 1) The how 2) conditions of the sale 3) minimum price points. 1)Process options to sell /develop the lots 1) City staff market and work with EDA attorney to sell the lots 2) Hire a realtor to market and sell the properties 3) Partner with Anoka County's realtor to sell and market the properties a. City keep 4 best lots and market and sell to one developer without the use of the realtor 4) Request for Proposals from Developers, non- profit agencies for the lots 2) Conditions. Not only does the EDA have to decide how to dispose of the scattered site properties, a policy on any guidelines, restrictions, minimums etc. should be established. Other cities that have scattered site programs have established guidelines for the development of their lots and have included them in the purchase documents. Even if the EDA chooses to use our current ordinances staff recommends creating guidelines so it is clear to everyone what the expectations are. Below are some standards from our ordinance. Minimum house width is 20 feet for all house styles. A one -story house is required to have a minimum floor area of 1,020 square feet plus an additional 120 square feet for every bedroom over three. There is an exception to reduce the minimum floor area to 960 square feet if the lot size is 6,500 square feet or less. A one half story and two story house is required to have a minimum floor area of 960 square feet plus 120 square feet for each bedroom over two. Split level homes are required to have a minimum floor area of 1,020 square feet plus 120 square feet for each bedroom over three. Floor area may be reduced to 96C square feet if the lot is 6,500 square feet or less. Setbacks for all these houses are Front 25 feet, side 5 feet, corner side yard 10 feet and rear 20% of lot depth. Two detached accessory structures are allowed at a maximum of 1,000 square feet and a three foot setback is applied. A minimum of a two -stall garage (20'x20') is required. The entire lot has a maximum building coverage of 35% for lots under 6,500 square feet, lots over 6,500 square feet have a maximum building coverage of 30 %. If a property is within a Shoreland District impervious surface is regulated to 35% . There are no material requirements for building finishes (garages must match the house) or landscape requirements. Staff supports the current city ordinance requirements for building sizes but would remove the exception that the floor area can be reduced if the lot is 6,500 square feet or less as most of our Scattered Site lots are less than 6,500 square feet. The EDA should discuss the policy if landscape and building materials standards should be established. Another thing to consider is if the EDA would like to approve the building plans for each house. 3)Minimum price Anoka County has their Columbia Heights NSP lots listed from $20,000 to $40,000. If the EDA decides to hire a realtor it is the realtors responsibility to provide a market study and price recommendations. RECOMMENDATION: Staff has provided recommendations to the scattered site disposition policy and seeks input and direction from the EDA. Ol SCULMULI SILL IUlS EDA ACTION: co 0 A "(00 w w 0(0 A 0 WIA w A 0 A Cn, w m co m W w A 0 — w A A A 0 A CD A wCOI w.A " A "AN A A D Q w 0 O W VIN A N" A Ai0 O N W" O O CJI -I A A W Q. co N0 W WO V NNNO N-4 "(O" W Cl) Cl) 0J00 N�N CCnC -- �CDU7CnCnJZ7w - A (D = d : O_ 7 SU .� N =5 N OT. (D `G (D �353'(D N a s.N (1) p� <• (D (D d (n' <• (D (n (� ( s C7 7 U) (D al N i WW N N w W W WW W W W W W W W W W '� (n Cn 00 W W0 m CnCnCn(n w w W W W W w W W w w W w w W W w w w W W C W O; O O O O 01 O O O O O O O O O O O O O O O O O N! A N N A N A N A N A N A N A N A N A.A N N A N AiA N N A N A N A N A N A N A N A N A N A NAW W S W WAN)NWAW N A A A Ww WANN co A 6 NN)WN A N W A W »- o co 0 0 0 0 0 0 0 0 0 0 0 Ul. 0 0 . 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 A O (0 0 0 C 00 0 0) 0 N ( 0 0 0 O 0A 0 O W ( O0(nO Oo N Oo(n Cn Cn ) 0 0) OA CD W J V 0)J OA N Cn A A Cn Cn W W AJO C) 01 .0 I Xi x Xxxx j X xxx x x x x x x m I x 1 (D " zr 1 v U) 00 N rn MM 0) N V N 000 »—W OD " --4 N 6) (n � N WI c�� W (nOCnN00 N N•N N N N W N J" (D Q j p ACn 00�0000��0 OOOA W C0 (000(010 »�000000 Cn 0 N�CO(00 J� ti- -. cn V (n 0 O (0 CO 0 0 0 0 0 0 0 W (0 CO 0 CO O (D 0 (D 0000>>>>>000000000000 0 (D mvn�mv m (D o O 0 7 L 0 > 0 > z,7 0 7 0 7 N i ; 0 C N � _.. (7 O 1 I I Q 2 u� a F 0 COLUMBIA HEIGI - ITS ECONOMIC DEVELOPMENT AUTHORITY (EDA) Meetinm of: November 22, 2011 AGENDA SECTION: Administrative Report ORIGINATING EXECUTIVE NO: 10. a DEPARTMENT: EDA DIRECTOR APPROVAL ITEM: Work Plan Goals Update BY: Sheila Cartney BY: DATE: November 9, 2011 BACKGROUND: In August 2010 the EDA held a Goals and Objectives Workshop. The purpose of the workshop was to establish (or re- establish) broad goals that serve not only as framework for future actions, but also as a set of values for the Council /EDA. A work plan was established from the discussion at the Workshop. The purpose of the work plan is to identify the goals and objectives of the EDA and to describe strategies for implementation. Not all programs /activities described in the work plan will be generated through the EDA. Some of the programs /activities described will require other approvals (such as City Council and Planning Commission) and will require input and action from various departments. This report shall serve as an update on the progress of the work plan. Goal 1 Sustain Residential Neighborhoods Community Gardens: The IDA identified six Scattered Site lots to be used as community gardens. Staff established a policy for the use of the gardens that was approved by the EDA. These lots will continue to be used as community gardens until redevelopment occurs. The EDA should revisit the use of 4235 Washington Street as a garden. Code Enforcement Programs: Community Development staff continued to meet with Police, Fire and Public Works staff to discuss code enforcement efforts in Sheffield and Circle 'Terrace neighborhoods. This group has been working collectively to communicate issues within these areas and to partner on clean -up efforts in these areas. This group worked with the Circle Terrace neighborhood on adding a street light on Circle Terrace, which helps with patrol and other crime issues at night. As part of these efforts the Police and Fire Department made Ordinance Amendments to help with enforcement issues. The Police added mandatory background checks for renters and landlords are required to keep the background checks on file for the duration of the lease. The Police also amended the Crime Free /Drug Free language that if a tenant is removed from a property due to a lease violation they cannot move into another unit within the city within one year of termination. The Fire Department made some changes to their method of notifying outdoor storage and garbage can violations as well as grass violations. A policy change to grass cutting was made. GHMC - Reevaluate programs: In early 2011 the EDA decided to end services with GHMC and have Community Development staff administer the rebate and loan program; by doing this the service fee of $15,000 is saved. To date staff has received roughly 215 calls regarding home improvement programs, 69 rebate applications have beer) mailed, 31 received and 20 closed. Of the rebates approved $310,686.60 worth of improvements has been made and $36,833.14 in rebates has been approved. There have been 41 loan applications mailed out and 8 received. Grand Central lofts (47 and Central). worked extensively with property owner on site improvements. Staff continues to be available to the commercial and residential developer. Sheffield /Heritage Heights: Police and Fire continue their efforts in this neighborhood with weekly patrols and inspections. Community Development has worked with ACCAP to purchase two four - plexes on Tyler Street. Tyler Street is a target area for enforcement efforts. Scattered Site: Staff finished with the demolition of the final 2011 scattered site house at the end of October. The EDA and City Council approved the scattered site tax increment district on October 10 °i and Ehler's is working on the certification of the district. In 2010 staff worked with Anoka County to reallocate CDBG money to this district for demolition. At the November EDA meeting staff plans to present disposition options and marketing options. Anoka County NSP Houses: We have continued to support the county's efforts in Columbia Heights. Anytime staff views a house that is suitable for rehab it is forwarded to the county. The County's properties listed in Columbia Heights will be listed on the new city's webpage and literature is available at city hall. Census Report and Housing Report: Staff prepared a summary of the census report information as it was released; and continues to update the information. Goal 2 Continue Efforts to Improve the Central Avenue Corridor 37 °i and Central: Continue to work with O'Reilly's on amending contracts Parking Ramp: Staff worked with the property owner to secure a loan with CEE for parking light improvements. Aldis: Staff worked to expedite building permits and site plans. Market development /redevelopment opportunities on City's webpage: The new webpage will have available commercial real estate listed Image Committee: The City's new webpage should go live on November 30 °i Once the webpage is tip and running the linage Committee will regroup and start focusing elsewhere. In addition Staff is initiating a Citizen Academy in January. Goal 4 Implement the approved goals of the August 2010 City's Comprehensive Plan General Ordinance Amendments: Permits for driveways are now required to make sure setbacks are met and drainage is not affected. A liquor license amendment proposal will be discussed at the November EDA meeting. Continue Redevelopment Efforts and Business Development Huset Park: Continue to work with BNC Bank on contract amendments and marketing concepts. Medtronic: Phase II of building expansion is complete Root Property: Since the work plan was written new events have taken place with this property and new "goals" have been established for this site. The city is now working on securing a DEED grant to clean up the property. Since the establishment of this work plan this property has gone into tax forfeit. Attachments: EDA ACTION: Approved 11 -23 -10 2011.2012 EDA Goals and Work Plan Introduction In August 2010 the EDA held a Goals and Objectives Workshop. The purpose of the workshop was to establish (or re- establish) broad goals that serve not only as framework for future actions, but also as a set of values for the Council /EDA. Purpose The purpose of this work plan is to identify the goals and objectives of the EDA and to describe strategies for implementation. Overview Not all programs /activities described in this work plan will be generated through the EDA. Some of the programs /activities described will require other approvals (such as City Council and Planning Commission) and will require input and action from various departments. Goals 1) Sustain Residential Neighborhoods 2) Continue efforts to improve the Central Avenue corridor 3) Creating a refreshed identity for Columbia Heights 4) Implement The Approved Goals of the August 2010 City's Comprehensive Plan Implemenlallon /Slralegy Goal 1 Sustain Residential Neighborhoods Community Gardens ➢ Create a policy for future lots. The Community Development Department will recommend a policy for potential use of the scattered site vacant lots. Currently three lots are being used for community gardens and have been requested to be used again in 2011; in addition two more lots have been identified as usable lots. Code Enforcement Programs ➢ Sheffield /Circle Terrace Efforts. Community Development, Public Works, Police and Fire have been routinely meeting to discuss enforcement efforts in the Sheffield /Circle Terrace neighborhoods. This group has been working collectively to communicate issues within these areas and to partner on clean up efforts in these neighborhoods. ➢ City Wide Dumpster Days /Clean up Day Investigate the cost and issues associated with implementing this type of program. ➢ City Wide Adopt a block/street/park program Approved 11 -23 -10 Investigate the cost and issues associated with implementing this type of program. ➢ City Wide Ordinance Amendments Review ordinances that are specific to code enforcement and property maintenance sections Grant Research Research grant funds and programs on the following: ➢ Housing Programs ➢ Community Stability ➢ Foreclosure Prevention Rehabilitation Funds ➢ Explore all funding options to secure rehabilitation capital for the community Citizens Academy An annual program that allows a selected group of citizens to become educated regarding all phases of local government including operations, budgeting and overall goals. Some of the potential outcomes of this type of program is a more well - informed citizen base, developing neighborhood and community advocates, and developing potential future leadership. GHMC — Reevaluate programs Reevaluate the current programs that Greater Metropolitan Housing Corporation administers for the City. Make Heights Your Home — Reevaluate Program Reevaluate the effectiveness of this program and the possible reallocation of these funds to another housing program. She ield The City has been purchasing properties in the 4600 block of the Polk Street and demolishing the buildings. Removal of blight and decrease in density, environmental change and crime reduction has been the key goals in this area. ➢ Policy Discussion on short and long term use of properties ➢ EDA policy discussion on use of K -Mart TIF fund balance ➢ Continued efforts with Police and Fire ➢ Park and Recreation Opportunities Explore options of having Park and Recreation programs specifically in the neighborhood ➢ Community Garden ➢ Explore grant opportunities specific to this neighborhood Scattered Site The City has been purchasing the worst of the worst houses throughout the city and demolishing them (14 houses acquired through 2010). ➢ Create a Scattered Site Tax Increment Financing District Approved II -23 -10 ➢ Reallocating CDBG money for demolition implemented in 2010 ➢ Create sales and design parameters ➢ Marketing Anoka County Neighborhood Stabilization Program (NSP) Houses The County retained the NSP funds and did not distribute funds to individual cities. The County has purchased 13 homes in Columbia Heights and demolished 8 of the homes, sold two to Habitat for Humanity for rehab and has rehabbed three themselves, which are currently for sale. ➢ Market the for sale properties on the City's webpage and have literature available at City Hall. Census Reporl Staff will prepair a comprehensive report at the time the 2010 census information is released. Administer Sullivan Shores Development Agreement Receive and process annual information as required within the development agreement. Goal 2 Continue Efforts to Improve the Central Avenue Corridor 47 h and Central Redevelopment ➢ Continue to work with commercial developer ➢ Investigate feasibility of an Aldi's grocery store ➢ Discuss housing or other land use options on housing site 37 °i and Central Redevelopment ➢ Continue to work with property owner and amending development agreement in 2011 ➢ Block off entrance from Central Ave and post no parking signs (2010) ➢ Seed the site in the spring 2011 Mady's Site ➢ Continue to explore redevelopment efforts Market developmeni /redevelopment opportunities on City's webpage ➢ Provide location, parcel size, realtor info, sales /lease price, zoning etc. for selected properties Merchants Association ➢ Attending Chamber Business Council — determine appropriate role Business Retention and Expansion Visits ➢ Visit local businesses discuss retention and expansion possibilities Approved 11 -23 -10 Goal 3 Creating a refreshed identity for Columbia lieights Image Committee ➢ Outreach to community leaders ➢ Partnerships with community leaders ➢ Partnerships with school district ➢ Partnerships with other departments ➢ Update webpage ➢ Social media ➢ Marketing ➢ Branding Newsletter ➢ Feature a local business(s) quarterly] Ordinance Amendments ➢ Review beer and wine licenses for smaller establishments ➢ Review of smoke shop licenses Goal 4 Implement The Approved Goals of the August 2010 City's Comprehensive Plan Staff will periodically bring back to the EDA /City Council proposals as identified in the Comprehensive Plan. General Ordinance Amendments ➢ Signage — sandwich board on Central Ave ➢ Park dedication ➢ Permits for driveways ➢ Outdoor seating ➢ General review of zoning ordinance based on existing policy - ability to expand onsite and overall feasibility of use Continue Redevelopment &Lbrls and Business Development Huset Park ➢ Work with new owner on transition of development agreement and to continue development. ➢ Work with developer and or bank regarding new development Medtronic ➢ Work on Phase II of building expansion Root ➢ Work with owner to implement DEED grant ➢ Work with owner to remove outbuildings or work to abate the same Business Outreach ➢ Provide services and information to new businesses locating in the community