Loading...
HomeMy WebLinkAboutItem 16 - Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land Pursuant to the California Surplus Land Act Public Works Agency www.santa-ana.org/pw Item # 16 City of Santa Ana 20 Civic Center Plaza, Santa Ana, CA 92701 Staff Report October 21, 2025 TOPIC: Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land Pursuant to the California Surplus Land Act AGENDA TITLE Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land Pursuant to the California Surplus Land Act and Directing the City Manager or their Designee to Comply with the Requirements of Government Code §54220 et seq. for the Sale and Activation of Surplus Land RECOMMENDED ACTION 1. Adopt a resolution declaring City-owned property as surplus land and exempt surplus land and direct the City Manager or designee to comply with the requirements of Government Code §54220 et seq. for the sale and transfer of ownership accordingly. RESOLUTION NO. 2025-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DECLARING VARIOUS PROPERTIES AS SURPLUS LAND AND EXEMPT SURPLUS LAND AND DIRECTING THE CITY MANAGER TO FOLLOW THE PROCEDURES SET FORTH IN THE SURPLUS LAND ACT, CALIFORNIA GOVERNMENT CODE SECTION 54220, ET SEQ., AS AMENDED, FOR THEIR DISPOSITION 2. Determine that, pursuant to the California Environmental Quality Act, the recommended actions are exempt from further review pursuant to Section 15312 (Surplus Government Property Sales). GOVERNMENT CODE §84308 APPLIES: No DISCUSSION Background The Public Works Agency Engineering Services Division (PWA) is responsible for the administration and oversight of all capital improvement projects in the City. The City owns real property assets that were acquired for various roadway improvement projects and are remnant parcels following the completion of the projects. Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land and Exempt Surplus Pursuant to the California Surplus Land Act October 21, 2025 Page 2 The activation of these vacant lots will promote neighborhood improvements, while reducing City liability and the growing expenses of maintaining these lots for fencing and weed abatement on a routine basis. Staff recommends that these remnant parcels be sold off and developed to promote economic activity in the City and augment tax bases to further support City services and operations. Disposition and Activation The disposition process of all remnant parcels must abide by the Surplus Land Act (SLA) regulations prior to being sold on the open market. The SLA requires all local agencies to prioritize affordable housing, parks, and open space when disposing of surplus land and only after exhausting those options can the parcels be sold for other uses. If the SLA process concludes and no viable affordable housing or park development materializes, staff intends to market the parcels to promote the highest and best use developments. The adopted General Plan and Bristol Corridor Specific Plan (SP-1) guide the future development potential of the remnant parcels. These plans establish the land use and zoning for the remnant parcels, most of which are zoned for commercial use and some for residential and open space use. Some remnant parcels are too small to be developed independently and will be either consolidated or sought to be sold to adjacent properties. Parcels designated for residential use are likely to develop as single-family residences due to their size and adjacent uses. The parcels designated for commercial uses have a variety of potential development options. Staff has identified that the highest sales tax producing commercial uses for the remnant lots on Bristol Street and Warner Avenue would be high-volume drive-through food service establishments, for example, In-n-Out, Dutch Bros Coffee, and Chick-fil-A. For the commercial parcels, staff will seek to sell to a developer who intends to develop the parcels and demonstrates an ability to attract high sales tax producing businesses. To facilitate this, staff intends to consolidate remnant commercial parcels to form larger parcels adequate for those types of developments. Some parcels are designated as open space along Bristol and Warner, but will be reevaluated as part of the ongoing zoning code update for potential designation as commercial. However, as noted, potential commercial development will come after completing the SLA process. Surplus Land Designation and Process The legislation requires that the land must be declared as either surplus land or exempt surplus land, supported by written findings before a local agency take any action to dispose of land. Staff has identified 25 City-owned properties as surplus land and 22 City-owned properties as exempt surplus land. Generally, all properties are surplus land unless they meet exemption requirements, such as being under 21,780 square feet in area. Adoption of the Resolution would declare eligible City-owned vacant properties as surplus land and others as exempt surplus land to fulfil SLA requirements, based on qualifying categories (Exhibit 1-2). Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land and Exempt Surplus Pursuant to the California Surplus Land Act October 21, 2025 Page 3 The procedures set forth in California Government Code Section 54220 et seq. must be followed any time City-owned land is disposed of. The procedure requires the City to offer the sale or lease of surplus land to certain public entities for a period of 60 days, as follows: 1. For the purpose of developing low- and moderate-income housing, a written notice of availability of the surplus land shall be sent to any "local public entity" as defined in Health and Safety Code Section 50079 within whose jurisdiction the surplus land is located and to "Housing Sponsors" that have notified the California Department of Housing and Community Development ("HCD") of their interest in surplus land. Local public entities to be notified include the City of Santa Ana Housing Authority. 2. For open-space purposes, a written notice of availability of the surplus land shall be sent to the City of Santa Ana Parks and Recreation Agency, the County of Orange OC Parks, and the State Resources Agency or any agency that may succeed to its powers. 3. For the purpose of use by a school district for school facilities construction or open-space purposes, a written notice of availability of the surplus land shall be sent to the Santa Ana Unified School District. If the City receives a letter of interest from any of the above entities, the City would enter into good faith negotiations concerning the price and terms of the sale with that entity for a period of 90 days. If the price or terms cannot be agreed upon after 90 days, or if no entity gives notice of interest, the City may sell the surplus land without further regard to the surplus land procedures, except that any residential development on the surplus land that contains 10 or more units must restrict 15% of the units for affordable housing. Nothing in the surplus land procedures requires the City to sell surplus land at less than fair market value. If the end of the 90-day negotiation period does not result in successful negotiations, staff will proceed with disposition via the Request for Proposal (RFP) process, consistent with previous methodology approved and utilized for disposition of properties with restricted sale of proceeds, such as using grant funds for the acquisition of land. Purchase and Sale Agreements (PSA) for the sale of these properties would be brought to the City Council for consideration at a future date, following all necessary evaluation periods. In addition to designating land surplus, Staff categorized exempt surplus land for all eligible substandard parcels not fit for independent development per existing use. Resolution Declaring City-Owned Properties as Surplus Land and Exempt Surplus Land and Exempt Surplus Pursuant to the California Surplus Land Act October 21, 2025 Page 4 Adoption of the Recommended Action will designate both surplus and exempt surplus land, which is the first action necessary to move forward in fulfilling the SLA process. Notice of Exemption Determination The land proposed to be declared as exempt is supported by Section 103(c)(3)(a) small surplus land parcels category, in which the land is less than the 21,780 square feet in area; and is not contiguous to land owned by a local agency that is used for open-space or low and moderate income housing purposes. Additionally, many of the parcels also qualify under Section 103(c)(6) surplus street land, which is a former street, right of way, or easement, and is conveyed to an owner of an adjacent property. In alignment with Government Code 54221 subd. (f)(1)(b), Notice of Exemption determination shall be provided to the State's Department of Housing and Community Development at least 30 days prior to disposition. Once SLA requirements are met, Staff will present a new item for consideration of disposition in compliance with the Santa Ana Municipal Code Section 2-706 Sale to Owners of Adjoining Property, and Section 2-709 Exceptions to transfer ownership of substandard vacant land. ENVIRONMENTAL IMPACT Pursuant to the California Environmental Quality Act (CEQA), the recommended actions are exempt from further review pursuant to Section 15312 (Surplus Government Property Sales). If development is proposed on the Properties by a subsequent buyer, that development would be reviewed under CEQA. FISCAL IMPACT There is no fiscal impact for this action at this time. Costs for maintaining vacant lots have escalated over recent years, with charges for installation, rental fees, damaged material replacement fees, and emergency fencing requests as needed. Selling remnant land will help generate funding that will support street improvements and right- of-way maintenance as well as contribute to the City's property tax and sales tax base. Staff will return to Council in the future to consider and approve any land transactions as a result. EXHIBIT(S) 1. Resolution Designating Various Properties 2. Location Maps Submitted By: Rodolfo Rosas, P.E., Acting Executive Director— Public Works Agency Approved By: Alvaro Nunez, City Manager EXHIBIT 1 RESOLUTION NO. 2025-XXX A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA DECLARING VARIOUS PROPERTIES AS SURPLUS LAND AND EXEMPT SURPLUS LAND AND DIRECTING THE CITY MANAGER TO FOLLOW THE PROCEDURES SET FORTH IN THE SURPLUS LAND ACT, CALIFORNIA GOVERNMENT CODE SECTION 54220, ET SEQ., AS AMENDED, FOR THEIR DISPOSITION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby, finds, determines and declares as follows: A. The City of Santa Ana (the "City") is the owner of real property assets that have been acquired for various roadway improvement projects now completed, as described on Exhibit A (collectively, the "Properties"). B. The Properties are leftover parcels from full parcel acquisitions that were made following the City's environmental analysis that the project impacts could not be adequately mitigated if only partial acquisitions were made. C. The Properties remain vacant. D. The City's Public Works Agency has ongoing fencing and cleanup costs associated with maintenance and security of the Properties. E. There are frequent calls from the public inquiring about site maintenance, clean-up, vacant status, and/or expressing support for development of the Properties. F. Proceeds from the sale of the Properties will benefit the Bristol Corridor and Warner Avenue Improvements projects, and the property tax generated may provide funding to enhance City services, and the future development of the Properties would eliminate blight and promote neighborhood liability and sustainability. G. The Properties have become surplus within the meaning of the California Surplus Land Act ("SLA"), Government Code section 54220 et seq., as amended, and are not necessary for the City's use. EXHIBIT 1 H. A portion of the Properties are "exempt" under the SLA, as further identified in Exhibit A. Exempt Properties may be declared "exempt surplus land" and must be supported by written findings before a local agency may take any action to dispose of the Properties consistent with statutory requirements, SLA guidelines, and/or a local agency's policies or procedures. I. The exempt Properties qualify under Government Code section 54221(f)(1)(B). Specifically, the exempt Properties are less than one- half acre in area and are not contiguous to land owned by a state or local agency that is used for open-space or low- and moderate-income housing purposes. J. None of the characteristics listed under Government Code section 54221, subdivision (f)(2) apply to the Properties. Specifically, the Properties are not within a Coastal Zone, nor are they adjacent to a historical unit of the State Parks System, nor are they listed on, or determined by the State Office of Historic Preservation to be eligible for, the National Register of Historic Places, nor are they within the Lake Tahoe region as defined in Government Code section 66905.5, otherwise the City would be required to provide a written notice of availability for open-space purposes to entities described in Government Code section 54222, subdivision (b). K. The City is determining that the Properties identified in Exhibit A are, in fact, both surplus and exempt surplus land under the SLA and City will notify the Department of Housing and Community Development no less than thirty (30) days prior to the disposing of any exempt surplus land. Section 2. The City Council hereby finds and declares that the Properties are no longer necessary for the City's use and are therefore exempt surplus land, as terms defined in California Government Code section 54221, as amended, based on the true and correct written findings found in Section 1, incorporated herein by this reference. Section 3. The City Council hereby authorizes the City Manager to follow the procedures of the Surplus Land Act, California Government Code section 54220, et seq., as amended, with respect to the disposition of the Properties. Section 4. Any proposed agreements for the sale of the Properties shall be subject to the approval of the City Council. Section 5. Sales of the Properties as surplus are exempt from environmental EXHIBIT 1 review under the California Environmental Quality Act ("CEQA") pursuant to CEQA Guidelines section 15312 (Surplus Government Property Sales). However, if development was proposed on the Properties by a subsequent buyer, then that development would be reviewed under CEQA. Section 6. This Resolution shall take effect immediately upon its adoption by the City Council, and the Clerk of the Council shall attest to and certify the vote adopting this Resolution. ADOPTED this day of October, 2025 Valerie Amezcua Mayor APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: J'MWJ-44- Kyle% ellesen Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers EXHIBIT 1 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Resolution No. 2025-XXX to be the original resolution adopted by the City Council of the City of Santa Ana on Date: City Clerk EXHIBIT 1 EXHIBIT A:City-Owned Vacant Land Surplus Land: # Project APN Address Land Use Remnant Area Lot Configuration SLA Status 1 Bristol Ph. 3a 405-262-25 917 N. Bristol St. O/C 8,993 Consolidated Subject 2 Bristol Ph. 3a 405-262-26 921 N. Bristol St. O/C 5,002 Consolidated Subject 3 Bristol Ph. 3a 405-262-27 1003 N. Bristol St. O/C 7,825 Consolidated Subject 4 Bristol Ph. 3a 405-262-28 1003 N. Bristol St. O/C 6,663 Consolidated Subject 5 Bristol Ph. 3a 405-262-29 1005 N. Bristol St. O/C 6,090 Consolidated Subject 6 Bristol Ph. 3a 405-262-30 11009 N. Bristol St. O/C 5,990 Consolidated Subject 7 Bristol Ph. 3a 405-262-31 11015 N. Bristol St. O/C 5,979 Consolidated Subject 8 Bristol Ph. 3a 405-262-32 11019 N. Bristol St. O/C 5,978 Consolidated Subject 9 Bristol Ph. 3a 405-262-33 11023 N. Bristol St. O/C 5,979 Consolidated Subject 10 Bristol Ph. 3a 405-274-09 11027 N. Bristol St. O/C 6,060 Consolidated Subject 11 Bristol Ph. 3a 405-274-10 11111 N. Bristol St. O/C 30,442 Consolidated Subject 12 Bristol Ph. 3a 405-274-11 11221 N. Bristol St. O/C 2,500 Consolidated Subject 13 Bristol Ph. 3a 405-274-12 11221 N. Bristol St. O/C 4,426 Consolidated Subject 14 Bristol Ph. 3a 405-274-13 11221 N. Bristol St. O/C 5,408 Consolidated Subject 15 Bristol Ph.4 015-194-36 12231S. Bristol St. I O/C 1 4,499 1 Consolidated Subject 16 Bristol Ph.4 015-194-29 12227S. Bristol St. I O/C 1 4,379 1 Consolidated Subject 17 Bristol Ph.4 015-294-28 12223S. Bristol St. I O/C 1 4,379 1 Consolidated Subject 18 Bristol Ph.4 015-194-39 2219 S. Bristol St. O/C 4,512 Consolidated Subject 19 Bristol Ph.4 015-194-38 2215 S. Bristol St. O/C 4,712 Consolidated Subject 20 Bristol Ph.4 015-194-25 2209 S. Bristol St. O/C 4,921 Consolidated Subject 21 Bristol Ph.4 015-194-24 2205 S. Bristol St. O 5,130 Consolidated Subject 22 Bristol Ph.4 015-194-23 2201 S. Bristol St. O 5,280 Consolidated Subject 23 Bristol Ph.4 015-194-21 2115 S. Bristol St. O 15,481 Consolidated Subject 24 Bristol Ph.4 015-194-41 2109 S. Bristol St. O 9,723 Consolidated Subject 25 Bristol Ph.4 015-194-17 2101 S. Bristol St. O 4,608 Consolidated Subject Exempt Surplus Land: # Project APN Address Land Use Remnant Area Lot Configuration SLA Status 26 Bristol Ph. 4 408-471-06 12240 S. Bristol St. C 1 18,945 Substandard Exempt 27 Bristol Ph. 4 408-336-17 12040 S. Bristol St. I R 1 6,825 ISubstandard I Exempt 28 Bristol Ph. 4 408-471-01 12102 S. Bristol St. I C 1 9,654 1 Substandard I Exempt 29 Bristol Ph. 3a 004-121-18 11301 W. 10TH St. I R 1 1,481 lConsoliclated I Exempt 30 Bristol Ph. 3a 004-121-12 1307 W. 10TH St. R 5,390 Consolidated Exempt 31 Warner Ph. 1 016-031-37 124 E.Warner Ave. C1 8,012 Consolidated Exempt 32 Warner Ph. 1 016-031-32 128 E.Warner Ave. C1 7,051 Consolidated Exempt 33 Warner Ph. 1 403-141-08 2245 S. Main St. C2 8,390 Substandard Exempt 34 Warner Ph. 1 403-142-14 1209 E.Warner Ave. I R2 1 3,793 1 Substandard I Exempt 35 lWarner Ph. 1 403-142-15 1215 E.Warner Ave. I R2 3,779 Substandard I Exempt 36 lWarner Ph. 1 403-142-16 1219 E.Warner Ave. I R2 3,715 Substandard I Exempt 37 lWarner Ph. 1 403-143-13 1309 E.Warner Ave. I R2 2,990 Substandard I Exempt 38 lWarner Ph. 1 403-143-14 1315 E.Warner Ave. I R2 2,990 Substandard I Exempt 39 lWarner Ph. 1 016-035-01 1402 E.Warner Ave. I R1 3,743 Substandard I Exempt 40 1 Warner Ph. 2 016-103-23 1705 E. Warner Ave. I R1 10,384 Substandard I Exempt EXHIBIT 1 41 lWarner Ph. 2 016-103-22 12245 S. Kilson Dr. R1 1 3,373 1 Substandard I Exempt 42 lWarner Ph. 2 016-104-21 1809 E.Warner Ave. R1 1 3,506 lConsolidated I Exempt 43 lWarner Ph. 2 016-104-29 12244 S. Halladay St. R1 3,389 lConsolidated I Exempt 44 lWarner Ph. 2 016-105-19 12245 S. Halladay St. R1 2,615 lConsolidated I Exempt 4 lWarner Ph. 2 016-105-20 1905 E.Warner Ave. I R1 1 2,725 lConsolidated I Exempt 46 lwarner Ph. 2 016-105-21 1909 E.Warner Ave. I R1 1 2,971 lConsolidated Exempt 47 1 Misc. 398-492-14 1823 E. 1st St. ISD84-CDRI 4,333 1 Substandard Exempt ra ro ro ra ro io io ra ro ro ra io ro io ro ro C5 o 0 0 -) 0 0 0 0 0 6 0 0 0 0 0 Ir C N N N N N N N N N N N N N N N 0 C C C C C C C C C C C C C C C C TT-bLZ-SOb o-t _ 67 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 L U U U U U U U U U U U U U U U U � N fu S M iJ tJ �l �J �J tJ E E UJ N O N O QJ QJ - - N O W QJ Q1 E E y 9 a) rli > > > > > > > > > x x Ln Ln In In In V] V] (n In V) In V] V] V] w w - _ O LM IL O O O O O O O O O O O O O O a a a a a a a a 5 a s L a L O O O O O O O O O O O O O O t0 t0 t0 t0 t0 rO tO t0 t0 f0 t0 rO tO rO w v N N w ai 4J UJ w N w ai 4J ai y E E E E E E E E E E E E E E t0 a y E E E E E E E E E E E E E C C - ?• y U U v U v U v U U U v U v U u u u u u u u u u u u u u u � g m m ro m ro m m m m ra ro m ro ro 60-bLZ-SOb fl-(n (n In In o_ �- a V]n Ln Ln a a In V] In V] In V] V] M � ' v v N N OJ QJ 4J v Ul N OJ QJ 4J 4J O O � O O 0101010 O O O O O O yJ� I ££-Z9Z-SOb a a-^ M N 1-4 M O O Ol W 01 O N O 10 W O +-" Z£-29Z-SOb c rn o N �o rn rn o N o w rn .1 O\ O OO \0 O 17 Ol m m O l.fl M T£-Z9Z-SOb L z �7f L in in in in in in in in in in in . 0£-Z9Z-sob 1 a Ln �n in in - +n o 0 0 0 0 0 0 0 0 0 0 0 � Q Q m` m` 6z zez sob s— z z z z z z z z z z z z z z - r- I� O O O O l.n N N N N Ili a, O O � � W 8 8Z-Z9Z-SOb 00 rn o + N M rn o m N •'" b N N N N N M M M M O .- N N N N N N N N N V- V- . . � � � W d 10 10 10 10 10 \O 10 10 n n n n n N N Q N N N N N N N N N N N N N N QLfl 111 Ln Ln Ln Lfl Lfl Lfl L(1 Ln Ln Lfl Lfl Lf+ O O O O O O O O O Cl O O O O O O LZ-Z92-SOb � � � � V- -Ir -Ir V- V- -Ir -Ir -Ir o Cl £ ra ra ra ro ra ro ro ra ro ro ra ro ro ro ro ro W r - M M M M M M M M M M M M M M M M L L L L L L L L L L L L L L L L o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 W \ Z C V] V] IA IA IA (A N IA V] IA IA VI N VI IA IA J (, SZ-Z9Z-SOb N M v -n m ;:i �-1 M N O _ T W -357 vp iE 0 ?r E o v b� v ♦` E o 4 g m I U C N .N-r •C x E � '9 r E v u 1 Q 0 �g eR —n E un oss + _ a Ea a�'i �vv \ V, X 0 m Q� w to o a J z Yt. it Q O a+ -o -P 'o o 0 0 0 0 0 0 0 0 0 0 c c c c c c c c c c c L L S] O O O O O O O O O O O > u u v u v v u u u u v cn cn cn � J 3 ! .. a a s•_ R E E E > > O O O > l > > O O x x x cn u'i to to to cn cn cn to to to w w w �• C ! ♦ - (A c c c c c c . a a a a a i w w w aj Q r E E E E E E o o o o o o U U U U U U L_ L_ L_ L_ L_ v w v wv v a a� w a, vmu u w w u u u u u u u u u u ra ra ra ra to ra ro ra ra 'u tO 'u a a a a a a a a a a c to cn to to to cn cn to to to v _ c c c c c c c c c c c E E �y�-, a� a� a� a� a� a a� a� a� a� a� E �n E "-ABC a a a a a a a a a a a � _ LT-b6T-$TO I O O O O O O O O O O O Uo:: U m Lp t.,a WC O^ N N N OM I N O N �t ^ r� m N I, i0 W �C LU �r ^ 1`rr �•�- 1\ w in in io io io in in in in io io in in in (n r' M C =f I, M Ol 01 c, rn CD CD N N N O O O O O -Ir -Ir O N . N N N N N N O W r.4 N N N N N N N N N N N N' ~.y M N N M M N N N N O O LU W s s \ Z v c c c c c v v c c c 1 8 d T 01 T T T Ol Ol Ol Ol T T I� M n _ ` Q N ob M oo \ � Lfl 111 Lf) Lf) Lf) Lfl Lfl Lfl L(1 Lf) Lf) W co GO Q o0000000008 .. £Z-b6T-STO ZZ W © v c c c c c v c c c c c v lzr . L L L L L L L L L L L L L L Q d d d d d d d a d d d d d a bZ-b6T-$TO G o o o o o o o o o o 0 o o o I..I. TZ J Q mmmmmmmmmmmmmm O .l.n- .^-i W O N N N N N N N N $Z-b6T-$TO OZ F— or, 8£-46T-STO LL E rvoo ♦ lam` �l 6£-b6T-STO= 8T 1 8Z-b6_Z-STO A ♦M A, 4. Li E !• l —i 6Z-b6T-STO E .. ,N,♦ Z t 9T 95-b6T-STO E,Q ST '9 vLLi r\ E c c o E aEi s cu v a E g o 0 0 0 {� v WE v ♦ , T A w In o O p v J Z S Z N a�i a�i -2 'o -2 -2 -2 67 U U In (n In In V] cn In _ J � 7 1�0 d d d d d d d d d w w w w w w w w w N u u u to ra .a .a to ro o E E E a�ci a�ci a�ci a�ci a�ci a�ci E E E v o o c LU • WNWCl M T Ol Cl O M C cD ff "z I� n O 17 � N O O M I� I� I- Ol r j I� •�•'- C W I� W M M M N N M ai (Li ai ai ai ai ai ai N a- a- a- a- ¢- a- l�L Q ra O w w L w w Ld Ld u.i w O l.fl Ol Ol N ti .N-i N ON N N OM M cD z r a9£ WT (L�� Z E E E E E E E E E -. W k _— - ; t L L-•�l � 4 �• - (�� w Z£ r _ - L£-T£0-9T0 92 _ T£ ni U i a E 014 EWAj C O O En g� � xv E � .� }# " w E- v E ui o g s t3 E v E i v Wo 0 ° o® GS m -2 -2 v v v 5 9 o o o o o o o cn cn v u u u v a+ a a a a a a a _ _ a X 1 v v v v x x ! w w w w w w w 40 t yy 0Z-SOT-9I0- C _ �Sb c c c c c c c cu 6T-SOT-9TO w 'moo ? � t - N N N2 N N N LU .i ., , 25 mm 7o n S rn 17 LU Q 6Z-bOT-9T0 Eb ai ai in in w w Q Y1 Q Q tTo � Q Q r Q 10 cD c Cl cD O^ N N N m m M N O� O N N N Ol 1 N N N W z M M V V Ln d O O O O O O O N N N N N N N l a a a d a a a C C C C C C C cD LU Z LC _jig noo ` 'v c R s' E 19 1v v E o ZZ-£OS-9T0 TO f `o • m +� p E t aEi u � o �► -* E s$s J► p v EH a O E v . - W N EE 0 �w 1 C N � 7 -o ate-. _ C 9 O � C.7 N - O yy J YR {n QJ X �j LlJ � p O � v b agagagm @a _ N LUv r Y M M 1volo..� C N VI d � Q llJ M N W bT-Z61,-86£ �. Lb Z "�R r d ol Wrn a N J � a LU U S� s i a si v E o v b� v o N p1 E t aEi u 5 v� 5 v E's o v EH v a� N "s