HomeMy WebLinkAboutReso 1982-10761
Revised 1/7.1/82
RESOLUTION NO. 10761
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA
VISTA APPROVING PCC-82-4 FOR A 48 UNIT SENIOR CITIZEN
HOUSING PROJECT AT FIFTH AVENUE AND PARK WAY
The City Council of the City of Chula Vista does hereby
resolve as follows:
WHEREAS, Bordi, Sutherland and palumbo have applied for a
conditional use permit to construct a 48 unit senior citizen
housing project on 0.8 acres located at the northwest corner of
Fifth Avenue and Park Way in the R-3 zone, and
WHEREAS, on October 14, 1981, the Planning Commission
adopted Negative Declaration, I8-82-1, which IS forwarded for
Council adoption, and
WHEREAS, Section 19.58.390 of the Municipal Code
ilctho"i :eeL' the City Council to approve projects which do not
conform to the normal regulations of the zoning ordinance
pertainins ~o setbacks, minimum unit size, offstreet parking and
density wher~ these projects are designed to meet the needs of
senior cit izens.
~JW, THEREFORE, BE IT RESOLVED that the City Council of
the City (,f Chuln Vista does hereby certify that Negative
Declaration, IS-82-1, has been prepared in accordance with CEQA.
BE IT FURTHER RESOLVED that the City Council does hereby
approve PCC-'82-4 for a 48 unit senior citizen housing project at
Fifth Avenue ~nd Park Way based upon the staff report and subject
to the following criteria and findings:
A. CRITERIA:
1. Ag e
The head of household shall be 60 years of age or older to
qualify for purchase, rental, or lease of any unit.
2. Income Levels
Ownership: Purchaser income shall be equal to or leas than
120% of the current HUD-published SMSA median
income. Calculated income will include reasonable
yield from liquid assets. The median income will
be updated annually. The current qualifying
income is $20,160 per year for a one-person
household and $23,040 per year for a two-person
household.
Rental: Tenant income shall be equal to or less than 80%
of current HUD-published SMSA median income.
Calculated income will include reasonable yield
from liquid assets. The median income will be
updated annually. The current qualifying income
is $13,440 per year for a one-person household and
$15,360 per year for a two-person household.
-1-
3. Income Certification
The City will contract with the Housing Authority or similar
agency for income determination services.
Ownership: At initial sale, project developer will pay income
determination fee. At resale, unit owner will pay
income determination fee.
Rental: Owner will request referrals from Housing
Authority'S Section 8 Existing waiting list. If
insufficient, owner will pay income determination
fee for applicants not on Housing Authority
waiting list.
4. Unit Pricing
Ownership: Maximum sales price shall be 2.77 times the
qualifying income of a one-person household for a
studio or one-bedroom unit. The maximum sales
price for a two-bedroom unit shall be 2.77 times
the qualifying income of a two-person household.
This factor assumes the normal underwriting
standard of mortgage price at 2.5 times annual
income and assumes a 10% down payment. Maximum
sales price would currently be $55,843.
Rental: Rental price shall not exceed the current
published Section 8 Existing program fair market
rents for unit size, less HUD-published utility
allowances for specific utility configurations.
Rental rates may be increased with annually
published increases in Section 8 Existing fair
market rents. The maximum allowable rent would be
$327 a month less a utility allowance ranging from
$21 to $37 a month.
5. Continuation of Affordability
Ownership: Grant deed restrictions shall give the City first
right to purchase the resale units, which the City
will transfer to an income-qualified buyer. The
restrictions shall limit the seller's equity gain
to the percentage of increase in the SMSA median
income plus the current value of improvements.
Resale is limited to income eligible households.
Additionally, renting, leasing, or assigning the
rights to the property shall be prohibited without
approval of the City. Resale controls shall be in
effect for a period of 25 years.
Rental: A deed restriction binding the owner and any
successors to maintaining maximum rents at or
below the published Section 8 Fair Market Rents
for a period of 25 years shall be imposed.
Additionally, conversion of the project to
condominiums during the 25 year period is
prohibited.
6. Future Adjustments
Any adjustment in the criteria listed in paragraphs 1-5 shall
be the responsibility of the City's Housing Coordinator. Such
adjustments shall be made only to reflect changes in HUD
regulations or the availability of new financing mechanism.
l!-/tJ7~/
-2-
This conditional use permit shall become ineffective and void
if not used within one year from the date of approval by the
City Council in accordance with Section 19.14.260 of the
Municipal Code.
B. FINDINGS:
1. That the proposed use at the particular location is
necessary or desirable to provide a service or facility which will
contribute to the general well being of the neighborhood or the
community.
The proposed development at this location will provide
affordable senior housing in an areas with transportation,
shopping, and churches in fairly close proximity, thereby
contributing to the well being of this setment of the
community.
2. That such use will not, under the circumstances of the
particular case, be detrimental to the health, safety or general
welfare of persons residing or working in the vicinity, or
injurious to property or improvements in the vicinity.
Construction of the project would not overload the street
system, or adversely affect drainage through the area, or have
any other adverse effect on the health, safety or general
welfare of the area as concluded by the Initial Study and
Negative Declaration.
3. That the proposed use will comply with the regulations and
conditions specified in the code for such use.
The use is restricted to low and moderate income seniors and
is conditioned upon compliance with city requirements. The
code provides for deviations from the basic requirements of
the underlying zone which such deviation is approved by the
Planning Commission and City Council and will allow the
development of low-moderate income senior housing.
4. That the granting of this conditional use will not
adversely affect the general plan of the city or the adopted plan
of any governmental agency.
The use will not adversely affect the city's General Plan
which advocates residential land use for this area and
recognizes the need to provide housing for low and moderate
income senior citizens.
Presented by
U4
of
Approved as to ~~ /'I.
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- V.eo7 ' ~~ c::::7-
George D. Lindberg, City Attorney
D. J. Pete
Planning
!f-,//J7p/
-3-
ADOPTED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA, this 2nd day of February
19'h 2 , by the following vote, to_it:
AYES: Councilmen Cox, Gi11ow, Campbe 11
NAYES: Councilmen McCand1iss, Scott
ABSTAIN: Councilmen None
ABSENT: Councilmen None
May r
ATTE~&u/~ 1J7Cjf,/'u,r
City Clerk
,
STATE OF CALIFORNIA )
COUNTY OF SAN DIEGO ) S s.
CITY OF CHULA VISTA )
I, JENNIE M. FULASZ, CMC, CITY CLERK of the City of Chula Vista, California,
DO HEREBY CERTIFY that the above and foregoing is a full, true and correct copy of
RESOLUTION NO. 10761
,and that the same has not been amended or repealed.
DATED
( seal)
City Clerk
CC-660
negative
declaration
PHO,JECT NAME: Park Pi fth Avenue Condominiums
PROJECT LOCATION: 374 Fifth Ave.
PROJECT APPLICANT: BordijSutherlandjPalumbo
1615 Sweetwater Rd.
National City, CA 92050
CASE NO. 15-82-1
DATE: August 6, 1981
A. Project Site
The project is located at the northwest corner of 5th Ave. and
Parkway. There is an existing single family dwelling located
at the corner and for additions for single family dwellings
along Fifth Ave. have been approved.
There is an existing concrete lined channel along the western
property line. The property is otherwise void of any natural
resources or substantial hazards which Gould effect the project.
The concrete lined channel has a flap gate which drains a portion
of the apartment project to the west of the project site. During
a 100 year storm the water flowing through the channel closes the
gate and because the channel is higher than the ground level to
the west, water will pond until the level of water in the channel
is below that of the flap gate. The gate would then open and the
area to the west would drain into the channel.
B. Project Description
The proposed project involves a 48 unit condominium project for
senior citizens. This type of use is permitted as an unclassified
use subject to the granting of a conditional use permit by the
Planning Commission and City Council.
In reviewing such a proposal the Planning Commission and City
Council may modify requirements for parking, open space, density,
etc. if the project is available for occupancy by seniors only.
Development of the site would include covering the drainage
structure with concrete panels to provide parking. This will
require the granting of an encroachment permit. A total of 40
parking spaces are shown on the plan. This would be less than
one parking space per dwelling unit. A first floor recreation
center is also proposed. The density of the project would be about
60 dwelling units per acre with an estimated population of about
100 people.
~ /~7i{;j
city 01 chula vista planning department
environmental review section
@0
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"
15-82-1
2
The project proponent is investigating the possibility of using
solar hearing for domestic water and space hearing.
C. Evaluation of Potential Environmental Effects
1. Drainage
There is an existing drainage problem created by the flap gate
during a 100 year flood. This condition will not be sub-
stantially altered by the project as it is proposed.
The proposed spaning of the drainage channel with concrete
panels may create problems regarding access for cleaning and
necessary soil bearing strength for the proposed structure
and vehicles. These problems can be resolved through standard
development regulations.
2. Parking
The developer has indicated that the proposed project will
be limited to senior citizen ownership (55 yrs. and older)
therefore it is anticipated that the demand for parking spaces
will be less than that expected from a standard condominium
development.
To support this assumption, the developer has surveyed a few
senior housing developments in the City of San Diego. The
City of San Diego presently requires that residents between
55 yrs. and 62 yrs. be provided 1 space per unit and that if
a unit contains a resident over 62 yrs. then the requirement
is 1 space per 3 units. Projects that were surveyed include-
La Casa Balboa, at Balboa Ave. and Mt. Abernathy, which
contains 31 parking spaces per 88 units. The age requirement
is 55 yrs. or older and according to the manager, the parking
lot is never full; Villa San Miguel, at Alabama st. and
University Ave., which contains 56 spaces for 180 units.
The proposed project provides off-street parking totalling
40 spaces for 48 units, a ratio of 1 space per 1.2 units
which should be adequate provided the project is limited to
seniors only.
D. Findings of insignificant impact
Based on the following findings it is determined that standard
development regulations will mitigate any adverse effects and that
the project will not result in a significant environmental effect.
1. The project will not adversely affect any natural or man
made environmental features present in the project setting,
nor will the project generate any pollutants that will have a
potential to significantly degrade the quality of the environ-
ment or curtail the range of the environment which supports
the biosystem.
I?- It) 7 t'/
"
15-82-1
3
2. The project is in conformance with the long range goals
of the City of Chula Vista and will not therefore attain
short term to the disadvantage of long range goals.
3. The project will not provide any system that could
support secondary development that would cumulate to
a level of being substantial and adverse nor do any of the
insignificant impacts interact to a significant level.
4. The project will not result in the generation of any
significant noise, air pollution, light, aesthetic blight
nor any other hazard to the welfare nor health of any human
being.
E. Consultation
City of Chula Vista Tom Dyke, Plan Checker
Shabda Roy, Assoc. Eng.
Steve Griffin, Assoc. Planner
Applicants: Messrs. Bordi, Sutherland, Palumbo,
Dick Mikelson
Documents
15-75-78
Soils Report by Geocon, June 1978
Letter from Geocon dated May 29, 1980
Th,. Initi'-ll ~'\ld': ."'~1'-_1 ;_C~:! ~()i1 IntI
fi,l.;.i.n.;"': ()t no ~;l';rli ~-:(',1nt i_r.~:).l~l
pul'~_i.c ;-f'\'lC.'\v dt_ till' ('):'11,[ \'j:;t;1 J'
CIl!] 1..1 \.'i :jLl, c..\ ')~() 11).
+'\',lluat~lon ~orm:, documenting the
.-lr-t' nn ~-i lc .:1nd ,-l\,.:lil.Jblc [or
lclnninr, [)t-~pt., 27G 4th :\v(~nuc,
E~;::;:;:~tIL\i
COOr:D I :;;ITOR
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city of chula visla planning deparlment
environmental review section
@0
EN 6
CONDITIONAL USE PERMIT RESOLUTION NO. PCC-82-4
RESOLUTION OF THE CITY PLANNING COMMISSION
GRANTING A CONDITIONAL USE PERMIT
WHEREAS, a duly verified application for a conditional use permit was
filed with the planning Department on August 21, 1981 by Bordi, Sutherland,
palumbo and
WHEREAS, said application requested permission to construct a 48 unit
senior citizens housing project on 0.8 acres (34,894 sq. ft.) located at the
northwest corner of Fifth Avenue and park Way in the R-3 zone, and
VllEREAS, following a duly advertised hearing held on september 16, 1981
and October 14, 1981, the Planning Commission by a 3-3 vote did not recommend
approval of the project and the application was forwarded to the City Council,
and
WHEREAS, on November 24, 1981 the City Council referred the application
back to the planning Commission for consideration by the full seven member
commission, and
WHEREAS, the Planning Commission set the time and place for a hearing to
reconsider said application and notice of said hearing was given by the
mailing of a letter to property owners within 300 feet of the exterior
boundaries of the property at least ten days prior to the hearing, and
WHEREAS, the hearing was held at the time and place as advertised, namely
7:00 p.m., December 16, 1981 in the Council Chambers, 276 Fourth Avenue,
before the Planning Commission and said hearing was thereafter closed, and
WHEREAS, the planning Commission adopted a Negative Declaration issued on
IS-82-1 covering the environmental concerns of the project on October 14, 1981.
NeW, 'IHEREFORE, BE IT RESOLVED THAT THE CITY PLANNING COMMISSION finds as
follows:
a. That the proposed use at the particular location is necessary or
desirable to provide a service or facility which will contribute to the
general well being of the neighborhood or the community.
The proposed development at this location will provide affordable
senior housing in an area with transportation, shopping, and churches
in fairly close proximity, thereby contributing to the well being of
this segment of the community.
/(- /016/
-1-
b. That such use will not, under the circumstances of the particular
case, be detrimental to the health, safety or general welfare of persons
residing or working in the vicinity, or injurious to property or improvements
in the vicinity.
Construction of the project would not overload the street system, or
adversely affect drainage through the area, or have any other adverse
effect on the health, safety or general welfare of the area as
concluded by the Initial study and Negative Declaration.
c. That the proposed use will comply with the regulations and conditions
specified in the code for such use.
The use is restricted to low and moderate income seniors and is
conditioned upon compliance with city requirements. The code
provides for deviations from the basic requirements of the underlying
zone when such deviation is approved by the Planning Corrmission and
City Council so as to allow the development of low-moderate income
senior housing.
d. That the granting of this conditional use will not adversely affect
the general plan of the city or the adopted plan of any governmental agency.
The use will not adversely affect the city's General plan which
advocates residential land use for this area and recognizes the need
to provide housing for low and moderate income senior citizens.
BE IT FURTHER RESOLVED that the City Planning Commission recommends
approval of conditional use permit PCC-82-4 for the exclusive use of low or
moderate income senior citizen housing project at the northwest corner of
Fifth Avenue and Park way, subject to the following occupancy restrictions:
1. Age
The head of household shall be 60 years of age or older to qualify
for purchase, rental, or lease of any unit.
2. Income Levels
ownership:
1(- /07/7/
purchaser income shall be equal to or less than 120%
of the current HUD-published SMSA median income.
Calculated income will include reasonable yield from
liquid assets. The median income will be updated
annually. The current qualifying income is $20,160
-2-
per year for a one-person household and $23,040 per
year for a two-person household.
Rental: Tenant income shall be equal to or less than 80% of
current HUD-published SMSA median income. calculated
income will include reasonable yield from liquid
assets. The median income will be updated annually.
The current qualifying income is $13,440 per year for
a one-person household and $15,360 per year for a
two-person household.
3. Income Certification
The City will contract with the Housing Authority or similar agency
for income determination services.
ownership:
Rental:
4.
Unit pricing
ownership:
Rental:
IT- /07/1/
At initial sale, project developer will pay income
determination fee. At resale, unit owner will pay
income determination fee.
owner will request referrals from Housing Authority's
section 8 existing waiting list. If insufficient,
owner will pay income determination fee for applicants
not on Housing Authority waiting list.
Maximum sales price shall be 2.77 times the qualifying
income of a one-person household for a studio or
one-bedroom unit. The maximum sales price for a
two-bedroom unit shall be 2.77 times the qualifying
income of a two-perSOn household. This factor assumes
the normal underwriting standard of mortgage price at
2.5 times annual income and assumes a 10% down
payment. Maximum sales price would currently be
$55,843.
Rental price shall not exceed the current published
Section 8 existing program fair market rents for unit
size, less HUD-published utility allowances for
specific utility configurations. Rental rates may be
increased with annually published increases in
-3-
Section 8 existing fair market rents. The maximum
allowable rent would be $327 a month less a utility
allowance ranging from $21 to $37 a month.
5. continuation of Affordability
ownership: Grant deed restrictions shall give the City first
right to purchase the resale units, which the City
will transfer to an income-qualified buyer. The
restr ictions shall limit the seller I s equity gain to
the percentage of increase in the SMSA median income
plus the current value of improvements. Resale is
limited to income eligible households. Additionally,
renting, leasing, or assigning the rights to the
property shall be prohibited without approval of the
City. Resale controls shall be in effect for a period
of 25 years.
Rental: A deed restriction binding the owner and any
successors to maintaining maximum rents at or below
the published section 8 Fair Market Rents for a period
of 25 years shall be illp:lsed. Additionally,
conversion of the project to condominiums during the
25 year period is prohibited.
6. Future Adjustments
Any adjustment in the criteria listed in paragraphs 1-5 shall be the
responsibility of the City's Housing coordinator. Such adjustments
shall be made only to reflect changes in HOD regulations or the
availability of new financing mechanism.
This conditional use permit shall become ineffective and void if not used
within one year from the date of approval by the City Council in accordance
with Section 19.14.260 of the Municipal Code.
11- / ()J~ /
-4-
PASSED AND APPROVED by the city Planning Commission of Chula Vista, California
this 13th day of January, 1982 by the following vote, to-wit:
AYES:
Commissioners G. Johnson, O'Neill, Green and pressutti
NOES:
Commissioners R. Johnson, Stevenson and williams
ABSENT: None
~)2
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Chairman
ATI'Esr:
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/:?Jl,v-j'>1j-r7>
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Secretary
(WPC OOllP)
1f-//J7b/
-5-
"
Applicant's Cost Projections
PARK FIFTH AVE CONDO PROJECT
(COSTS AS OF JUNE 1983)
Cost and Profit Proiections
Land
Improvements
Loan
Sales and Closing
$ 240,000
1,485,000
267,000
190,000
2,182,000
Profit 10%
218,000
2,400,000
50,000
Total Cost
Per Unit
(With City Fees Waived)
Cost
Less Fees
2,400,000
70,000
Total Cost
Per Unit
2,330,000
48,500
11-/076/
PARK FIFTH CONDO PROJECT
Cost Proiections
Land
Purchase
Carrying
(15% +
5/81
cost
Tax)
to 9/83
Improvements
Structure 35,000 sq ft @ $30
Plans & Engr, DRE, Title
City Fees
Parki.ng & Driveway
Solar - Hot Water
Solar - Space Heat
Gradi.ng, Fill, Landscape
Elevator
Intercom Security
Contingency 10%
Loan Fees
Points - Loan and T/O
4% of 1,750,000
Interest - 15% on 875,000
for 18 Mos.
I-InN
176,000
64,000
240,000
1,050,000
30,000
50,000
75,000
25,000
50,000
20,000
30,000
20,000
1,350,000
135,000
1,485,000
70,000
197,000
267,000
PARK FIFTH AVE RENTAL PROJECT
(COSTS AS OF JUNE 1983)
Cost & Profit Projections
Land
Improvements
Loan
Total Direct Cost
Profit 10%
$ 240,000
1,286,000
63,000
1,589,000
159,000
1,748,000
Rental Analysis
ANNUALLY
Income
(275 x 48 x 12, 3% Vacancy)
Expenses
Net Income
$ 153,600
( 25,000)
128,600
Loan Costs
Total Direct Cost
Less Land
Amount of Loan
1,589,000
( 240,000)
1,349,000
Interest
($1, 349,000 x 9%)
( 121,400)
Annual Profit
$
7,200
1f-/07N
PARK FIFTH AVE RENTAL PROJECT
Cost Projections
Land
Same as Condo
Improve~
Structure 35,000 sq ft @ $30
Plans, Engr., DRE, Title
City Fees
Parking & Driveway
Solar - Hot Water
Solar - Space Heat
Grading & Landscape
Elevator
Intercom & Security
Contingency 5%
Loan Fees
Interest - 9% on $700,000 for 12 months
11-/07&/
$ 240,000
1,050,000
30,000
"
75,000
9
II
20,000
30,000
20,000
1,225,000
61,000
1,286,000
63,000
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LOCATOR
PCC-82-4
BOrdi, SutherlanJ €A Palumbo
NORTH' ( ..
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PERMIT TO CONSTRU~ 4S .
UNIT SENIOR CITIZEN PRO.JE:CT )
S.W CORNER OF 5th a t>ARK\'!/Iy' "
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