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HomeMy WebLinkAbout2011-01-14 e-packet~~x S A SPECIAL MEETING ~~ ~~\III~f~'~ CITY COUNCIL ~. y o AND cAtIFOR~~~ REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting to be held at: CITY HALL LARGE CONFERENCE ROOM 400 GRAND AVENUE SOUTH SAN FRANCISCO, CA 94080 FRIDAY, JANUARY 14, 2011 4:10 P.M. NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the Redevelopment Agency and the City Council of the City of South San Francisco will hold a Special Meeting on Friday, the 14t~' day of January, 2011, at 4:00 p.m., in the Large Conference Room., at City Hall, 400 Grand Avenue, South San Francisco, California. Purpose of the meeting: Call to Order. 2. Roll Call. 3. Agenda Review. 4. Public Comments -comments are limited to items on the Special Meeting Agenda. 5. Consideration of Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding Redevelopment Agency Funding for Specified Public Facilities, Housing, and Infrastructure (a) Adopt an Agency Resolution Making Findings and Authorizing a Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding Redevelopment Agency Funding for Specified Public Facilities, Housing and Infrastructure (b) Adopt a City Resolution Making Findings and Authorizing a Cooperative Agreement betwee;n the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding Redevelopment Agency Funding for Specified Public Facilities, Housing and Infrastructure. 6. Adjournment. Krista Joy Martinelli, City Clerk January 13, 2011 DATE: January 14, 2011 TO: Honorable Mayor and City Council and Redevelopment Agency Board FROM: Marty Van Duyn, Assistant City Manager SUBJECT: CONSIDERATION AND ADOPTION OF A COOPERATIVE AGREEMENT BETWEEN THE CITY OF SOUTH SAN FRANCISCO AND THE SOUTH SAN FRANCISCO REDEVELOPMENT AGENCY REGARDING REDEVELOPMENT AGENCY FUNDING FOR SPECIFIED PUBLIC FACILITIES, HOUSING AND INFRASTRUCTURE RECOMMENDATION It is recommended that 1) the Agency adopt a Resolution Making Findings and Authorizing a Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding; Redevelopment Agency Funding for Specified Public Facilities, Housing and Infrastructure, and 2) that the City Adopt a City Resolution Authorizing a Cooperative Agreement Between the City of South San Francisco and the South San Francis~zo Redevelopment Agency Regarding Redevelopment Agency Funding for Specified Public Facilities, Housing and Infrastructure. SUMMARY The Governor's proposed budget includes a proposal to disband redevelopment agencies as of July 1, 2011 and use tax increment to fund state obligations and to redistribute tax increment revenues to other taxing entities including the City. 7Chis week, the California Legislative Analyst's Office announced that the California Legiislature should adopt urgency legislation prohibiting redevelopment agencies from entering into new contractual agreements until the Legislature acts on the Governor's proposed legislation. Legislative efforts maybe underway to immediately prohibit redevelopment agencies from entering into new contracts and obligations. The action before the City Council and the Agency Board is to adopt a Cooperative Agreement whereby the Agency pledges funds to support specified projects so that critical, ongoing redevelopment projects are not disrupted by future state actions. Staff Report Subject: Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Page 2 DISCUSSION The Governor's proposed budget includes a proposal to disband redevelopment agencies as of July 1, 2011 and use tax increment to fund state obligations and to redistribute tax increment revenues to other taxing entities including the City. On July 14, 2010, the Redevelopment Agency adopted an implementation Plan for the Downtown Central, El Camino Corridor, Gateway and U.S. Steel/Shearwater project areas for fiscal years 2009/10 - 2013/14. The adopted Plan outlined :programs for revitalization, economic development and affordable housing activities during the period from FY 2009/10 through FY 2013/14. The Plan included goals, activities, estimates of revenues, expenditures and a description of how the activities will alleviate blight and meet affordable housing needs. Without the use of redevelopment funds, the planned projects will not be completed as there is no other source of funding available to address the City's public improvement and affordable housing needs. Attached as Exhibit 1 is a detailed project list carrying out the activities and projects identified in the 2009/10 - 2013/14 Implementation Plan. Exhibit 1 first lists the projects for which the City Council/Agency have already allocated funding for as part of the Capital Improvement Project budget. Exhibit 1 next lists the projects identified in the Implementation Plan that the City Council has not yet allocated funds for and placed in the CIP budget. For each project listed in Exhibit 1, there is a description of the basis for meeting Sections 33433 and 33445 findings and a reference for conformance with the 2009/10 - 2013/14 Implementation Plan. Currently, the Agency has the following unreserved, undesigna.ted RDA funds: • $6,937,777 in non-housing bond funds • $39,685,708 in non-housing tax increment funds Total in non-housing funds: $46,62,3485 • $2,306,935 in housing bond funds • $9,466,480 in tax increment bond funds Total in housing funds: $11,753,415 Besides the amounts noted above, the Agency has also set funds aside for other items such as debt service and pass through payments, and has made advaaces to other city funds. These items are listed and explained in Exhibit 2. In total, the Agency presently has $117,000,000 in bond and tax increment funds and in funds payable to Agency from prior advances for the parking garage and the Oyster Point Flyover project. The potential projects listed in Exhibit 1 exceed the amount of funds currently available. Financial Impact of RDA Closing on General Fund While no implementing legislation or details are available as of"this writing, staff has estimated Staff Report Subject: Cooperative Agreement Between the City of South San Francisco .and the South San Francisco Redevelopment Agency Page 3 the impact of the Agency's closing on the General Fund. If the RDA were to close July 1, 2011, the Governor's budget proposes to take Supplemental ERAF dollars for one more year in 2011-12. By the second yeax (2012-13), staff understands that all tax increment that currently flows to the Agency would flour to all of the taxing entities and not to the State. Staff also estimates that current debt obligations of the Agency would be covered first before the revenues are distributed to local agencies. In addition, any existing Agency financial obligations that are present in any disposition and development agreement:> or owner participation agreements that are entered into before the proposed legislation takes effect would be paid out of tax increment generated. These latter amounts have not been estimated given the short time staff had to prepare the staff report. Assuming, however, that we look only at the existing debt payment obligations of the Agency, the Agency currently has $5.1 million in debt obligations that would get funded off the top from revenues (for the 2006 RDA. Bonds, the 1999 Housing Bonds, the 2003 Conference Center Bonds, etc.), prior to distribution to all the taxing entities (SSFUSD, Community College District, Harbor District, and City General Fund). The total distributed to all entities would be about $32.5 million in 2012-13, assuming no future growth in property taxes (to be conservative). Assuming the share of the former RDA annual property tax revenue would be distributed to the City in the same proportion as the General Fund's current share of non-RDA property taxes (15- 17%), the City would receive between $1.4 to 2.2 million net additional revenue into the general fund on an annual basis.. The City would actually received 4.8 million to $5.6 million in g oss additional property taxes annually beginning in 2012-13, after current debt service obligations are covered, however, the Agency currently provides many valuable programs on an annual basis that help eliminate blight, and those programs' funding would revert to the City if they were to continue to be funded to the areas served by Redevelopment (downtown cleaning, downtown crime patrol, Community Learning Center, and downtown Engineering, code enforcement, and planning services). After paying for all these services, staff estimates that the City's General Fund should see a net increase in overall revenue of between $1.4 million to $2.2 million per year beginning in 2012-13. This amount is in comparison to the 36 million per year the Agency currently receives. FINDINGS Section 33445 of the CRL provides that a redevelopment agency may, with the consent of the legislative body, pay for all or a portion of the cost of the land and cost of construction of any building, facility, structure, or other improvements that are publicly owned and located within or contiguous to the redevelopment project area if the legislative body determines all of the following: a. The buildings, facilities, structures, or other improvements are of benefit to the project area by helping to eliminate blight within the project area or providing housing for low- or moderate-income persons; b. No other reasonable means of financing the acquisition of the land and installation or Staff Report Subject: Cooperative Agreement Between the City of South San Francisco ,and the South San Francisco Redevelopment Agency Page 4 construction of the buildings, facilities, structures, or other improvements is available to the community; and c. The payment of funds for the acquisition of land and the cost of buildings, facilities, structures, or other improvements is consistent with the Five Year Implementation Plan adopted by the Agency pursuant to Section 33490. The projects approved for inclusion in the City's Capital Improvement Program are consistent with the Implementation Plan, benefit all the Project Areas and assist in the elimination of blight and in meeting affordable housing obligations. All of the projects fall into the following general categories with specific objectives of: • Infrastructure Improvements Eliminate blighted conditions, toxic sites and substandard vehicular circulation to facilitate new development, create new pedestrian plazas and linkages from the new Caltrain Station and Parking Garage to the Historic Downtown District, • Business Attraction or Retention Encourage and facilitate private investment to create new mixed use development and provide business expansion opportunities for local property owners. • Construction and Rehabilitation Facilitate enhancement and preservation of historic architecture, redevelopment of underutilized, deficient and vacant properties, rehabilitation to preserve existing residential units and improve commercial structures and public facilities. • Redevelopment of Vacant and Underutilized Land Eliminate non-conforming uses, remediation of toxic sites, and provide support for new infill and mixed use development opportunities. • Housing Activities Facilitate the development of new housing projects for gall sectors of the community. The payment of funds for the acquisition of land and cost of other improvements identified is consistent with the Five Year Implementation Plan adopted. by the Agency pursuant to Section 33490. FUNDING Adoption of the Cooperative Agreement is intended to preserve for the Agency's existing tax increment; loan payables and bond funds currently held by the Agency for Projects identified on Attachment A. The Agreement may also protect future tax increment and the ability to bond. CONCLUSION It is recommended that 1) the Agency adopt a Resolution Making Findings and Authorizing a Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding Redevelopment Agency Funding Staff Report Subject: Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Page 5 for Specified Public Facilities, Housing and Infrastructure, and 2) that the City Adopt a City Resolution Authorizing a Cooperative Agreement Between the City of South San Francisco and the South San Francisco Redevelopment Agency Regarding Redevelopment Agency Funding for Specified Public Facilities, Housing and Infrastructure. Bv:'~.i'1 ~.~~'7i. Z t. t.k ~-4-z ~. Marty Van Duyn `~ Assistant City Manager/ Assistant Executive Director ~~ ~~y _. . Approves. ~ Barry ]VI. Nagel City N[anager/ Executive Director Attachment: Resolution Exhibit 1 -Redevelopment Project List 1575814.1 Staff Report Subject: Cooperative Agreement Between the City of South San Francisco ;and the South San Francisco Redevelopment Agency Page 6 Exhibit 2 1) Annual Tax Increment noted in staff report is as of this year.. before/not counting Supplemental ERAF payment: $36,168,838 2) Annual/Ongoing Debt Service: $5,200,000 3) In addition to the fund balances described above, the Agency also has cash set aside totaling $8,966,000 to fund the Genentech Property Tax Settlement that is still pending. While Jim Steele and Sky Woodruff estimated this amount to set aside a couple of years ago, it would be prudent to set aside additional dollars to make sure the City has no future obligations when this issue is resolved by the County in the future, if the Agency is disbanded by the State. 4) The Agency has loaned dollars to various City Funds, including: $1.7 million to the Sewer Fund for capital improvements, and $12,400,000 to the Oyster Point Impact Fee Fund to complete the Flyover and Hookramps. 5) As of June 30, 2011, assuming the Miller Ave. Parking Garage is completed on budget, RDA will have advanced a total of $10.5 million to the Parking District. RESOLUTION NO CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA. A RESOLUTION AUTHORIZING THE ]EXPENDITURE OF TAX INCREMENT FUNDS FOR SPECIFIED PUBLIC IMPROVEMENTS AND REDEVELOPMENT ACTIVITIES, ADOPTING FINDINGS REQUIRED BY HEALTH AND SAFETY CODE SECTION 33445, AND AUTHORIZING THE EXECUTION OF A COOPERATIVE AGREEMENT WITH THE REDEVELOPMENT AGENCY OF T:HE CITY OF SOUTH SAN FRANCISCO WHEREAS, the Redevelopment Agency of the City of South San Francisco ("Agency") is a redevelopment agency formed, existing and exercising its powers pursuant to California Community Redevelopment Law, Health and Safety Code Section 33000 et seq. ("CRL"); WHEREAS, the City Council ("City Council") of the City of South San Francisco ("City") has adopted and amended, from time to time, the Redevelopment Plans (collectively, the "Redevelopment Plan") for the Downtown/Central, El Camino Corridor, Gateway, and Shearwater project areas (collectively, the "Project Area"); and WHEREAS, in keeping with the goals of the Agency to eliminate blight in the Project Area in accordance with the Redevelopment Plan and Agency's current Implementation Plan ("Implementation Plan"), the City and Agency have been worl~:ing cooperatively regarding the development of certain public improvements in the Project Area; and WHEREAS, the City and Agency have determined that it would be mutually beneficial to enter into a Cooperative Agreement (the "Agreement") a copy of which is on file with the City Clerk and Agency Secretary, pursuant to which the Agency would agree to pay for certain public improvements and other activities to be undertaken by the City in the furtherance of the redevelopment of the Project Area; WHEREAS, pursuant to Section 33445 of the CRL, the Agency may, with the consent of the City, pay for all or a portion of the cost of the land for, and the cost of construction of, any building, facility, structure, or other improvements that are publicly owned and located within or contiguous to the Project Area if the City Council finds basedupon substantial evidence that: (1) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned are of primary benefit to the Project Area; (2) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly c-wned benefits the Project Area by 1575938.2 1 helping to eliminate blight within the Project Area, or will directly assist in the provision of housing for low- or moderate-income persons; (3) No other reasonable means of financing the acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned, are available to the community; (4) The payment of funds for the acquisition of land or the cost of buildings, facilities, structures, or other improvements that are publicly owned is consistent with the implementation plan adopted pursuant to CRL Section 33490; and (5) The acquisition of land and the installation of each building, facility, structure, or improvement that is publicly owned is provided for in the Redevelopment Plan. WHEREAS, the Agreement requires the completion of environmental review pursuant to CEQA prior to the commencement of any public improvement: listed in the Agreement; and WHEREAS, pursuant to State CEQA Guidelines Section 15378(b)(4), approval of the Agreement itself is not a project subject to the California Environmental Quality Act ("CEQA"), because the Agreement is related to a government funding mechanism or other government fiscal activities which do not involve a commitment to any specific project which may result in a potentially significant physical impact on the environment; WHEREAS, a "project" requiring CEQA review, is an activity that has the potential for resulting in either a direct or reasonably foreseeable indirect physical change in the environment, anal expressly does not include government funding mechanisnns or other government fiscal activities which do not involve any commitment to any specific project (CEQA Guidelines, § 15378(b)(4)); and, WHEREAS, the degree of specificity with which an EIR must analyze impacts, should correspond to the degree of specificity associated with the underlying activity described in the EIR (CEQA Guidelines, § 15146); and, WHEREAS, many of the potential future redevelopment projects that will be funded were analyzed in certified EIIZs at the time the applicable Redevelopment Plan, or previous amendments thereto, were proposed for adoption; and, WHEREAS, once an EIR has been certified for a redevelopment plan, individual component of the redevelopment plan and subsequent activities within the scope of the redevelopment plan, are subject to limited CEQA review (CEQA Guidelines, § 15180); and, WHEREAS, potential redevelopment projects that have; not been approved, but that may be funded, will be subject to CEQA analysis at the time that a particular scope and design for the project is proposed, as that is the time that the potential projects could result in a physical change in the environment; and, 1575938.2 2 WHEREAS, the City's General Plan EIR disclosed anti analyzed the environmental impacts of various projects, including but not limited to, creation of local job opportunities and preservation of the area's existing job base; promotion of downtown as a central financial hub and activity center; and, WHEREAS, the City's General Plan Update EIR disclosed and analyzed the environmental impacts of various projects, including but not limited to, the Oak Avenue Extension; achievement of an environment with a higher level of concern for historic fabric; elimination of impediments to development and redevelopment and creation of job opportunities; and, WHEREAS, the Redevelopment Plan for the Downtown/Central Redevelopment Project EIR, certified in 1989, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, enhanced linkages from downtown to transit centers, creation of street connectivity with the neighborhoods and improved utilities, lighting and other public facilities; creation of a pedestrian environment to increase foot traffic in the Downtown area; continued support for cultural and civic uses and promote downtown as a financial hub for South San Francisco; retention and expansion of retail opportunities and provision of diversification of uses, including retail, commercial, residential, and recreational; preservation of historic fabric and style of architecture; Baden Avenue development; Oyster Point improvements and support to encourage and facilitate development; expansion and upgraded housing opportunities in the community; and, WHEREAS, the El Camino Real/Chestnut Avenue Area Plan EIR ["ECR/Chestnut EIR"], which is expected to be certified in 2011, will have disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, the Oak Avenue Extension; development of the South San Francisco BART area as major pedestrian neighborhood; development of the El Camino Corridor consistent with Grand Boulevard Design Elements; and, WHEREAS, the El South El Camino Real General Plan Amendment EIR ["South ECR EIR"], which was certified in 2010, disclosed and analyzed the; environmental impacts of various redevelopment projects, including but not limited to, development of the El Camino Corridor consistent with Grand Boulevard Design Elements; and, WHEREAS, the El Camino Corridor Redevelopment Plan Amendment Supplemental EIR ["El Camino SEIR"], which was certified in 2000, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, expansion of open space and pedestrian access, including the expansion of Orange Avenue Park; development and implementation of a Business Retention and Development Assistance Program, including a Commercial Rehabilitation Program, to encourage private sector investment; increases in sales, taxes, and revenues to the City; acquisition of Chestnut Avenue /Cal Water site for infrastructure development; continued rehabilitation efforts in Willow Gardens Neighborhood; and, WHEREAS, the Redevelopment Plan for the El Camino Corridor Redevelopment Project EIR, which was certified in 1993, disclosed and analyzed the environmental impacts of various 1575938.2 3 redevelopment projects, including but not limited to, development of a spectrum of housing types for all segments of the community; and, WHEREAS, the U.S. Steel Redevelopment Project I:IR ["Shearwater EIR"], which was certified in 1985, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, improved pedestrian access to open space; elimination of impediments to development and redevelopment and creating job opportunities; expanded and upgraded housing opportunities in the community; and, WHEREAS, the Staff Report accompanying this Resolution including Attachment A, the Redevelopment Plan, and the Implementation Plan provide ad'.ditional information upon which the findings and actions set forth in this Resolution are based; WHEREAS, the expenditure of tax increment funds for the projects identified in the Agreement will be of benefit to the Project Area by facilitating the elimination of blight and the development of affordable housing; WHEREAS, the improvements to be funded pursuant to the Agreement are provided for in the Redevelopment Plan, and the expenditure of tax increment funds for such improvements is consistent with the Implementation Plan adopted by the Agf;ncy pursuant to Health and Safety Code Section 33490, in that they will further the goals and objectives of the Redevelopment Plan, improve the appearance of the Project Area, eliminate blight, improve access to Project Area businesses, support economic development, and support the development of affordable housing; and WHEREAS, the activities and improvements proposed to be funded pursuant to the Agreement will not generate cash flow to the City or Agency, and therefore cannot support debt service; the City has no unrestricted general fund revenue available for such purposes without a reduction in vital community services; and the City does not have and cannot reasonably obtain revenue available for such purposes, and therefore no other reasonable means of financing the Project exists. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of South San Francisco that it hereby: 1. Finds based upon the foregoing recitals and the evidence set forth in the Staff Report and Attachment A, accompanying this Resolution that: (i) the expenditure of tax increment funds for the projects and programs identified in the Agreement will be of primary benefit to the Project Area by helping to eliminate blighting conditions and facilitating the development of low and moderate-income housing, (ii) no other reasonable means of financing such projects and programs is reasonably available, and (iii) completion of such projects is provided for and consistent with the Redevelopment Plan and the Implementation Plan adopted in connection therewith. 2. Approves the Agency's expenditure of tax increment funds in the amounts and for the purposes specified. in the Agreement. 1575938.2 4 t0 3. Approves the actions to be undertaken and the services to be provided by the City as specified in the Agreement. 4. Authorizes the Mayor to execute the Agreement on behalf of the City substantially in the form on file with the City Clerk and to undertake such actions and to execute such additional instruments as maybe necessary or desirable in order to carry out the intent of this Resolution. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a meeting held on the day of 2011 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: City Clerk. 1575938.2 5 RESOLUTION NO REDEVELOPMENT AGENCY, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORNIA A RESOLUTION AUTHORIZING THF. EXPENDITURE OF TAX INCREMENT FUNDS FOR SPECIFIED PUBLIC IMPROVEMENTS AND REDEVELOPMENT ACTIVITIES, ADOPTING FINDINGS REQUIRED BY HEALTH AND SAFETY CODE SECTION 33445, AND AUUTHORIZING THE EXECUTION OF A COOPERATIVE AGREEMENT WITH THE CITY COUNCIL OF THE CITY ~OF SOUTH SAN FRANCISCO WHEREAS, the Redevelopment Agency of the City oi.' South San Francisco ("Agency") is a redevelopment agency formed, existing and exercising its powers pursuant to California Community Redevelopment Law, Health and Safety Code Section 33000 et seq. ("CRL"); WHEREAS, the City Council ("City Council") of the City of South San Francisco ("City") has adopted and amended, from time to time, the Redevelopment Plans (collectively, the "Redevelopment Plan") for the Downtown/Central, El Camino Comdor, Gateway, and Shearwater project areas (collectively, the "Project Area"); and WHEREAS, in keeping with the goals of the Agency to eliminate blight in the Project Area in accordance with the Redevelopment Plan and Agency's current Implementation Plan ("Implementation Plan"), the City and Agency have been working cooperatively regarding the development of certain public improvements in the Project Area;, and WHEREAS, the City and Agency have determined that: it would be mutually beneficial to enter into a Cooperative Agreement (the "Agreement") a copy of which is on file with the City Clerk and Agency Secretary, pursuant to which the Agency would agree to pay for certain public improvements and other activities to be undertaken by the City in the furtherance of the redevelopment of the Project Area; WHEREAS, pursuant to Section 33445 of the CRL, the Agency may, with the consent of the City, pay for all or a portion of the cost of the land for, aa7d the cost of construction of, any building, facility, structure, or other improvements that are publicly owned and located within or contiguous to the Project Area if the Redevelopment Agency finds based upon substantial evidence that: (1) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned are of primary benefit to the Project Area; 1575945.1 1 (2) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned benefits the Project Area by helping to eliminate blight within the Project Area, or will directly assist in the provision of housing for low- or moderate-income persons; (3) No other reasonable means of financing the acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned, are available to the community; (4) The payment of funds for the acquisition of land or the cost of buildings, facilities, structures, or other improvements that are publicly owned is consistent with the implementation plan adopted pursuant to CRL Section 33490; and (5) The acquisition of land and the installation of each building, facility, structure, or improvement that is publicly owned is provided for in the Redevelopment Plan. WHEREAS, the Agreement requires the completion of environmental review pursuant to CEQA prior to the commencement of any public improvement: listed in the Agreement; and WHEREAS, pursuant to State CEQA Guidelines Section 15378(b)(4), approval of the Agreement itself is not a project subject to the California Environmental Quality Act ("CEQA"), because the Agreement is related to a government funding mechanism or other government fiscal activities which do not involve a commitment to any specific project which may result in a potentially significant physical impact on the environment; WHEREAS, a "project" requiring CEQA review, is an activity that has the potential for resulting in either a direct or reasonably foreseeable indirect physical change in the environment, and expressly does not include government funding mechanisnns or other government fiscal activities which do not involve any commitment to any specific project (CEQA Guidelines, § 15378(b)(4)); and, WHEREAS, the degree of specificity with which an EIR must analyze impacts, should correspond to the degree of specificity associated with the underlying activity described in the EIR (CEQA Guidelines, § 15146); and, WHEREAS, many of the potential future redevelopment projects that will be funded were analyzed in certified EIRs at the time the applicable Redevelopment Plan, or previous amendments thereto, were proposed for adoption; and, WHEREAS, once an EIR has been certified for a redevelopment plan, individual component of the redevelopment plan and subsequent activities within the scope of the redevelopment plan, are subject to limited CEQA review (CEQA Guidelines, § 1.5180); and, WHEREAS, potential redevelopment projects that have; not been approved, but that may be funded, will be subject to CEQA analysis at the time that a particular scope and design for the project is proposed, as that is the time that the potential projects could result in a physical change in the environment; and, 1575945.1 2 ' WHEREAS, the City's General Plan EIR disclosed and analyzed the environmental impacts of various projects, including but not limited to, creation of local job opportunities and preservation of the area's existing job base; promotion of dov~nitown as a central financial hub and activity center; and, WHEREAS, the City's General Plan Update EIR disclosed and analyzed the environmental impacts of various projects, including but not limited to, the Oak Avenue Extension; achievement of an environment with a higher level of concern for historic fabric; elimination of impediments to development and redevelopment and creation of job opportunities; and, WHEREAS, the Redevelopment Plan for the Downtown/Central Redevelopment Project EIR, certified in 1989, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, enhanced linkages from downtown to transit centers, creation of street connectivity with the neighborhoods and improved utilities, lighting and other public facilities; creation of a pedestrian environment to increase foot traffic in the Downtown area; continued support for cultural and civic uses and promote downtown as a financial hub for South San Francisco; retention and expansion of retail opportunities and provision of diversification of uses, including retail, commercial, residential, and recreational; preservation of historic fabric and style of architecture; Baden Avenue development; Oyster Point improvements and support to encourage and facilitate development; expansion and upgraded housing opportunities in the community; and, WHEREAS, the El Camino Real/Chestnut Avenue Area Plan EIR ["ECR/Chestnut EIR"], which is expected to be certified in 2011, will have disclosed and analyzed the environmental impacts of various redevelopment projects, inchuding but not limited to, the Oak Avenue Extension; development of the South San Francisco BART area as major pedestrian neighborhood; development of the El Camino Corridor consistent with Grand Boulevard Design Elements; and, WHEREAS, the El South El Camino Real General Plan Amendment EIR ["South ECR EIR"], which was certified in 2010, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, development of the El Camino Corridor consistent with Grand Boulevard Design Elements; and, WHEREAS, the El Camino Corridor Redevelopment Plan Amendment Supplemental EIR ["El Camino SEIR"], which was certified in 2000, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, expansion of open space and pedestrian access, including the expansion of Orange Avenue Park; development and implementation of a Business Retention and Development Assistance Program, including a Commercial Rehabilitation Program, to encourage private sector investment; increases in sales, taxes, and revenues to the City; acquisition of Chestnut Avenue; /Cal Water site for infrastructure development; continued rehabilitation efforts in Willow Gardens Neighborhood; and, 1575945.1 3 WHEREAS, the Redevelopment Plan for the El Camino Corridor Redevelopment Project EIR, which was certified in 1993, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, development of a spectrum of housing types for all segments of the community; and, WHEREAS, the U.S. Steel Redevelopment Project EIF: ["Shearwater EIR"], which was certified in 1985, disclosed and analyzed the environmental impacts of various redevelopment projects, including but not limited to, improved pedestrian access to open space; elimination of impediments to development and redevelopment and creating job opportunities; expanded and upgraded housing opportunities in the community; and, WHEREAS, the Staff Report accompanying this Resolution, including Attachment A, the Redevelopment Plan, and the Implementation Plan provide additional information upon which the findings and actions set forth in this Resolution are based; WHEREAS, the expenditure of tax increment funds for the projects identified in the Agreement will be of benefit to the Project Area by facilitating the elimination of blight and the development of affordable housing; WHEREAS, the improvements to be funded pursuant to the Agreement are provided for in the Redevelopment Plan, and the expenditure of tax increment funds for such improvements is consistent with the Implementation Plan adopted by the Agency pursuant to Health and Safety Code Section 33490, in that they will further the goals and objectives of the Redevelopment Plan, improve the appearance of the Project Area, eliminate blight, improve access to Project Area businesses, support economic development, and support the development of affordable housing; and WHEREAS, the activities and improvements proposed to be funded pursuant to the Agreement will not generate cash flow to the City or Agency, and therefore cannot support debt service; the City has no unrestricted general fund revenue available for such purposes without a reduction in vital community services; and the City does not ]nave and cannot reasonably obtain revenue available for such purposes, and therefore no other 1easonable means of financing the Project exists. NOW, THEREFORE, BE IT RESOLVED by the Redevelopment Agency of the City of South San Francisco that it hereby: 1. Finds based upon the foregoing recitals and the evidence set forth in the Staff Report and Attachment A, accompanying this Resolution that: (i) the expenditure of tax increment funds for the projects and programs identified in the Agreement will be of primary benefit to the Project Area by helping to eliminate blighting conditions and facilitating the development of low and moderate-income housing, (ii) no other reasonable means of financing such projects and programs is reasonably available, and (iii) completion of such projects is provided for and consistent with the Redevelopment Plan and the Implementation Plan adopted in connection therewith. 1575945.1 4 is 2. Approves the Agency's expenditure of tax increment funds in the amounts and for the purposes specified in the Agreement. 3. Approves the actions to be undertaken and the services to be provided by the Agency as specified in the Agreement. 4. Authorizes the Executive Director to execute the Agreement on behalf of the Agency substantially in the form on file with the City Clerk and to undertake such actions and to execute such additional instruments as may be necessary or desirable in order to carry out the intent of this Resolution. I hereby certify that the foregoing Resolution was regularly introduced and adopted by the Redevelopment Agency of the City of South San Francisco at a meeting held on the day of , 2011 by the following vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: Agency Sf;cretary 1575945.1 5 COOPERATIVE AGREEMENT BETWEEN THE REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO AND THE CITY OF SOUTH SAN FRANCISCO This Cooperative Agreement (this "Agreement") is entered into effective as of January 2011 ("Effective Date") by and between the Redevelopment Agency of the City of South San Francisco, a public body corporate and politic ("Agency") and the City of South San Francisco, a municipal corporation ("City"). The Agency and the City are hereinafter collectively referred to as the "Parties." RECITALS A. (1) Pursuant to authority granted under Community Redevelopment Law (California Health and Safety Code Section 33000 et seq.) ("CRL"), the Agency has responsibility to implement the redevelopment plan for the Shearwater Redevelopment Project (the "Shearwater Project Area") established by the Redevelopment Plan adopted for the Project Area pursuant to Ordinance No. 996-86, adopted on January 8, 1986 (as subsequently amended, hereafter the "Shearwater Redevelopment Plan"). (2) Pursuant to authority granted under Community Redevelopment Law (California Health and Safety Code Section 33000 et seq.) ("CRL"), the Agency has responsibility to implement the redevelopment plan for the Downtown C'eritral Redevelopment Project (the "Downtown Central Project Area") established by the Redevelopment Plan adopted for the Project Area pursuant to Ordinance No. 1056-89, adopted on July 12, 1989, (as subsequently amended, hereafter the "Downtown Central Redevelopment Plan"). (3) Pursuant to authority granted under Community Redevelopment Law (California Health and Safety Code Section 33000 et seq.) ("CRL";1, the Agency has responsibility to implement the redevelopment plan for the Gateway Redevelopment Project, (the "Gateway Project Area") established by the Redevelopment Plan adoptf:d for the Project Area pursuant to Ordinance No. 867-81, adopted on June 17, 1981 (as subsequently amended, hereafter the "Gateway Redevelopment Plan"). (4) Pursuant to authority granted under Community Redevelopment Law (California Health and Safety Code Section 33000 et seq.) ("CRL";I, the Agency has responsibility to implement the redevelopment plan for the El Camino Redevelopment Project (the "El Camino Project Area") established by the Redevelopment Plan adoptf;d for the Project Area pursuant to Ordinance No. 1132-93, adopted on June 9, 1993 (as subsequently amended, hereafter the "El Camino Redevelopment Plan"). The Shearwater Project Area, the Downtown Central ]Project Area, the Gateway Project Area and the El Camino Project Area are collectively referred. to herein as the "Project Area". 1575937.2575870.1 1 The Gateway Redevelopment Plan, the El Camino Redevelopment Plan, the Shearwater Redevelopment Plan and the Downtown Central Redevelopme;nt Plan are collectively referred to herein as the "Redevelopment Plan". B. Pursuant to Section 33220 of the CRL, any public body is authorized to enter into an agreement with the Agency for the purpose of aiding and cooperating in the planning, undertaking, construction, or operation of redevelopment projects located within the jurisdiction in which such public body is authorized to act, upon the terms and with or without consideration as such public body determines. C. Pursuant to Section 33126(b) of the CRL, the Agency may enter into a contract with any other public agency pursuant to which such public agency furnishes necessary staff services associated with or required by redevelopment. D. Pursuant to Section 33445 of the CRL, the Agency may, with the consent of the City, pay for all or a portion of the cost of the land for, and the cost of construction of, any building, facility, structure, or other improvements that are publicly owned and located within or contiguous to the Project Area if the City Council finds based upon substantial evidence that: (1) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned are of primary benefit to the Project Area; (2) The acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned benefits the Project Area by helping to eliminate blight within the Project Area, or will directly assist in the provision of housing for low- or moderate-income persons; (3) No other reasonable means of financing thf; acquisition of the land or the installation or construction of the buildings, facilities, structures, or other improvements that are publicly owned, are available to the community; (4) The payment of funds for the acquisition of land or the cost of buildings, facilities, structures, or other improvements that are publicly owned is consistent with the implementation plan adopted pursuant to CRL Section 33490; and (5) The acquisition. of land and the installation of each building, facility, structure, or improvement that is publicly owned is provided for in the Redevelopment Plan. E. On the basis of the information and evidence presented to the City Council and the governing board of the Redevelopment Agency and provided in the staff report and other materials accompanying the resolutions approving this Agre;ement, the City Council and the Redevelopment Agency have adopted the findings described in Attachment A with respect to the public improvements to be funded by the Agency pursuant to this Agreement. 1575937.2575870.1 2 F. The City and the Agency have undertaken negotiations with other public agencies and organizations, including without limitation, the State of California Department of Housing and Community Development ("HCD"), the San Mateo County Harbor District ("Harbor District"), the County of San Mateo ("San Mateo County"), the South San Francisco School District ("SSF School District"), the Joint Power Board ("JPB"), San Mateo County Community College District "SMCC"), California Water ("Cal Water", the Bay Conservation and Development Commission ("BCDC"), Mid-Peninsula Housing ("Mid-Pen")and the Bay Area Rapid Transit District (BART) for the purpose of reaching agreement regarding the development of public improvements and facilities within the Project Area. As more particularly described in Attachment A and the resolutions approving this Agreement, as a condition to the receipt of certain state and federal grant funds, in connection with such. a;~reements, the City and/or Agency will be obligated to pay for and/or undertake certain activities, including without limitation, the development of certain public improvements and support for the production of market-rate and affordable housing. G. The Parties desire to enter into this Agreement to set forth activities, services, and facilities that the City will undertake or make available to the Agency in furtherance of the redevelopment of the Project Area, and to provide that the Agency will pay for or reimburse the City for actions undertaken and costs and expenses incurred for and on behalf of the Agency or otherwise in furtherance of the redevelopment of the Project Area. NOW, THEREFORE, in consideration of the mutual covenants, conditions and promises herein contained, the Parties hereby agree as follows. 1. Term. The term of this Agreement shall commence on the Effective Date, and shall continue in effect throughout the period during which the Agency remains in existence. Notwithstanding the foregoing, the Parties agree that if and to the extent any payment obligation incurred by the Agency pursuant to this Agreement may extend beyond the term during which the Agency is authorized to undertake activities pursuant to state law, such obligations shall be paid from any available resources (subject to Section 7 below), including without limitation, tax increment revenue available to the Agency pursuant to Article XVI, Section 16 of the California Constitution and CRL Section 33670, the proceeds of bonds or other indebtedness heretofore or hereafter issued by the Agency (subject to applicable limitations imposed by federal law and the applicable bond indenture and related documents), reserve funds (to the extent not otherwise legally obligated), lease revenues, interest, and proceeds from the sale of land or other assets. 2. City to Provide Services. In support of the redevelopment of the Project Area the City agrees to provide the staffing and other services including the administration of affordable housing programs including rehab loan program, monitoring of affordable housing agreements, resale of restricted affordable units; preparation of agreements, bond financing, plan amendments, environmental review, planning; plan check, building inspection, legal, consultant, contract administration, project management, and financial services management for the projects listed in Attachment A, and any administrative management of any existing Redevelopment Plan based agreements including any existing owner participation agreements, any disposition 1575937.2575870.1 3 D and development agreements, any housing agreement. Agency agrees to pay City for the actual cost of such staffing and other services. 3. A ency to Pay for Public Improvements. The Agency agrees to pay to the City the amounts set forth in Attachment A for the cost of constructian of the public improvements therein identified and programs identified therein in accordance with the schedule set forth therein. 4. Agency to Provide Funds for Low and Moderate-Income H[ousinQ• The Agency agrees to pay to the City the amounts set forth in Attachment A in accordance with the schedule set forth therein for the purpose of increasing, improving and preserving; the supply of low- and moderate- income and market rate housing within the City. 5. Indebtedness. The obligations of the Agency to make payment to City pursuant to this Agreement shall constitute an indebtedness of the Agency within the meaning of Article XVI, Section 16 of the California Constitution and CRL Section 33670, and shall be payable from tax increment paid to the Agency pursuant to Article XVI, Section 16 of the California Constitution and CRL Section 33670 or from any other source legally available to the Agency for such payment, and shall constitute an indebtedness of the Agency until paid in full. The Agency shall include its obligations to the City under this Agreement as an indebtedness on the Agency's statement of indebtedness filed with the County Auditor pursuant to CRL Section 33675. 6. Subordination. The obligations of the Agency to make payments to City pursuant to this Agreement shall be subordinate to any obligation of the Agency to pay debt service on bonds heretofore or hereafter issued by the Agency and to pay any other contractual indebtedness of the Agency incurred prior to the date of this Agreement. 7. Project Approvals; Environmental Review. This Agreement is not intended to limit in any manner the discretion of City or the Agency, as applicable, in connection with the issuance of approvals and entitlements for the projects described in this Agreement, including without limitation, the undertaking and completion of any required environmental review pursuant to CEQA and NEPA, as applicable, and the review and approval of plans and specifications. 8. Severability. If any term, provision, covenant, or condition set forth in this Agreement is held by the final judgment of a court of competent jurisdiction to be invalid, void, or unenforceable, the remaining provisions, covenants, and conditions shall continue in full force and effect to the extent that the basic intent of the Panties as expressed. herein can be accomplished. In addition, the Parties shall cooperate in good faith in an effort to amend or modify this Agreement in a manner such that the purpose of arty invalidated or voided provision, covenant, or condition can be accomplished to the maximum- e:Ktent legally permissible. 9. No Third-Party Beneficiaries; Assi~ents. Nothing in this Agreement is intended to create any third-party beneficiaries to the Agreement, and no person or entity other than the Agency and the City, and the permitted successors and assigns of either of them, shall be authorized to enforce the provisions of this Agreement. 1575937.2575870.1 4 10. Further Assurances. Each Party agrees to execute, acknowledge and deliver all additional documents and instruments, and to take such other actions as may be reasonably necessary to carry out the intent of the transactions contemplated by this Agreement. 11. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California. 12. Remedies. Upon the occurrence of a material breach of this Agreement, the non- breaching Party may pursue all remedies at law or in equity whether or not such remedies are provided for in this Agreement. 13. Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original and all of which shall constitute but ane and the same instrument. 14. Amendments. This Agreement maybe modified or amended, in whole or in part, only by an instrument in writing, executed by the Parties. 15. Recitals. The Recitals set forth above are hereby incorporated into this Agreement as though fully set herein. 16. Exhibits. Attachment A attached hereto is hereby incorporated into this Agreement by reference. IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above. CITY: CITY OF SOUTH SAN FRANCISCO, a municipal corporation By: Title: Mayor ATTEST: By: City Clerk APPROVED AS TO FORM: By: City Attorney 1575937.2575870.1 5 5 AGENCY: REDEVELOPMENT AGENCY OF THE CITY OF SOUTH SAN FRANCISCO, a public body, corporate and politic By: Title:Executive Director ATTEST: By: Agency Secretary APPROVED AS TO FORM: By: Agency Counsel 1575937.2575870.1 6 c I v O CT A W N I-' O CO O V CA CT A W N i p CD 00 V CA CT A W N ~ ~ ~. i O.- ' D r r m rn ~, A cn Tl m z ~ D cn (~ Cp OD~ O C~ C7 ~ n -gy p ~ ~ °<- I nog ° n rn ao o c c m ~ ° `' m ° ~ p o r: v r: r: v v ~ e ~ ° O fp n ~•' ° ~ r n Q D ° ai ~ m ~ o ~ m m c, cn < ~ m n ~ ~ ~ c ~ ° v p cn m ~ o g ~ m ~ n v o ~ o v r ~ 3 ° ' ~ ~ ° ° ~ ~ D a ~ u? ~ v °' ° ro ~ m ~ m °- ~ ~ ~ ~ ~~ D o ° o m ~ ~ m _ ° ~ ~ Z p ~7 ° ~ ~ D C> - ~ ~ v o n o ~ m cn 3 O ~ ~ m ~ CD D ~ ~° 1 m m ~ w ~ ~ CD ~ ~ p e A m ~ ° m I m ° m ~ ~ m r ~' m cn ° r: i ~ ° ~ - ~. ~ ~ ~ ~ Q° a m o c ° 3 °< 0 3 ~ r o c i m o a ~ I' o ? ~ ° ~ in ~ ~ °' ~ i ~~ ~ ~ ~ ~ ~ ~ C ~ ~° ; ~ ~ ~ ~ ~ o - , v o ' c- ~ ~~ v ~ 3 y I eo ~ n ~ ~~ ~ 7 y ~ ° r O o ~ c I I ~ ~' iv y A A t0 I A ~ N -~ W ~O ~ V v N A V ~ ~ A O OD O ~ O 7 O (D Cb O Q O O O ~ ', O V , ~ I~ , , O O A Cn W N CO O O O y O O O ,V W O O, CT O O ~ ~i ~ i ~ i i ~ Oa x t0 , N 3 N , N ~ Cr (VJ1 ~ O ~ W ~ ~ ~ CA ~ N CD CA O COST CAO ~ - O CT W O N A O CL) OD O ~ ~ CO O A O CJ7 (O C7~ , , O CO A O W , W Ut O O A N O 00 N , N O CA (O ~ ~ 01 Cf0 O O ~ W O O A O O OD Cn V CO A V O O A ~ OD V O CD W ~ OD , ' O CA A „ „ - CT CT O O OD O A C)D .~ L i r N A V CI1 N I N v ~ W H O O I N O A O N IV O O , , O fl O _ O O A ? 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O ~ CQ 'Tl ~ ~ ~ I N ~ N W ~ ~ O N N N _O O W O r' A D O O O O O D O D D O cn (D ~ ~ ~ fL] (D (Q CQ la ~ (Q ~ ~ CQ M n ~ O ~~.F' 0 ~ ~ ~ ~ ~ ~ 0 ~ ~ ~ C 7 ~ CD ~ 41~ ~ n.. ~ 7 CQ 7~ 7 fa (O 7 CD 7 fa ~ ~ (fl ' fp ~ ~ d) ~ . = (D dl I , n I ~ IQ m ~ ~ n v a ~ ~ ~ ~ i m ~ ~ °^ > > ~ ~ o 3 co m o ~ ~ ~ ~ m ~ I I~ ~ ~ m m ~ ~ ~ i y ~ CAD O ~ ~ ~ ~ ~ ~ ' ~ ~ ~ . ~ C CD 'O i ` ~ m v a ~ m ~ co ~ ~ c , tQ ~ i ~ ~p t ~ 7 ~ i 7 I ~ I ° ' o ~ v rn , v ~ w ~ ~ ~ ~ ~ IV IV N IV N n ~ O eo ~ , N N N N j v- D Q Q Q .~ y ~ C CD fD (D , .. ~ 07 W W ~ _ . O O ~p N N N N ~ ~ :~- 7 ~ 7 W S O C ~ T CD O N CD ~ ~ 7~ - ~ N ~ O O N N ~ C N ~ O ~ ~ ~ O ~ ~ _ fA _ !A K ~ O O O fD ffl ffl 7 y ~ O J C.77 M ~ C7 0 .~ O O S !p li l ,,F Efl O Q , ryi O ~ ~ C ~ N ~ r O ~ "TI ~ ~ ~ O ~ N O U1 O V7 O 0 ~ O ~ ~ ~ N O O n _ ~ 0 C a D ~ 7 fl y ( C ( C v _ O ~ a ~ ( D ~ O O ~ ~ Q ~ ~ 7 '~ ~ N - N O N 7 O ~ N .f a m n i