HomeMy WebLinkAboutApproval of Proposed Extension of the City-Owned Ocean View APPRI,vED AS' A-HEAI7)E)
lo - o-/
Ic _ si ,vT)
STAFF?D 2e-7 42A/ /N lbw/yEA-gs 4?/�' dYEP. now /
0NTINGT8 , 2000 Main Street,
�oF - Huntington Beach,CA
48
City of Huntington Beach tv/T73,e.Q- frtoatzeiii
oe
1o,vEy
y,couNTY
File #: 22-944 MEETING DATE: 11/15/2022
REQUEST FOR CITY COUNCIL ACTION
SUBMITTED TO: Honorable Mayor and City Council Members
SUBMITTED BY: Al Zelinka, City Manager
VIA: Ursula Luna-Reynosa, Director of Community Development
PREPARED BY: Steve Holtz, Deputy Director of Community Development
Su bi ect:
Approval of a proposed extension of the City-owned Ocean View Estates Mobile Home Park
and authorization to temporarily reduce rents for eligible senior mobile Home owners at
Ocean View Estates
Statement of Issue:
On September 20, 2022, the City Council conducted a Study Session to review issues related to the
City-owned Ocean View Estates (OVE) Mobile Home Park that is scheduled to close on September
30, 2024. At the Study Session, the City Council requested additional information to help with its
future decision as to a possible extension of the closure date or to commence with a plan for
cessation of the OVE Mobile Home Park use. If the City Council directs staff to begin the closure of
OVE, there will be significant costs and requirements related to relocating existing residents and
converting the property to a passive recreational park (or other park use) as further described in more
detail within this report.
Also, as directed by the City Council at its meeting on November 1 when it approved a Mobile Home
Tenant Based Rental Assistance Program (MHTBRA) for senior mobile home owners, this report
asks the City Council to consider if residents at OVE should participate in this MHTBRA program or
instead be offered temporary rent reductions consistent with the MHTBRA subsidy.
Financial Impact:
The City receives approximately $686,000 annually in gross revenue from space rent at OVE, of
which, $80,000 is budgeted for annual maintenance costs and $34,000 (5%) for vacancy. This rental
revenue, less maintenance expenses and vacancy, is deposited to the General Fund.
This report provides options for the extension of OVE beyond its September 30, 2024 closure date to
set aside the necessary funds to fully pay for costs associated with closing the mobile home park and
creating a passive recreational park. As described in this report, the cost to close the mobile home
park and remediate the site, factored for inflation, will be approximately $6.9 million in 15 years and
City of Huntington Beach Page 1 of 9 Printed on 11/9/2022
powere LegistarT°"
File #: 22-944 MEETING DATE: 11/15/2022
$9.4 million in 25 years. To close the mobile home park, remediate the site, and create a passive
recreational park will be approximately $16.1 million in 15 years and $21.7 million in 25 years.
As discussed at the September 20, 2022 Study Session, the City Council could decide to direct a
portion of OVE revenue for Central Park maintenance. Such reduction in OVE rental income would
result in further extending the mobile home park closure date in order for the closure costs to be
covered by the Special Reserve Fund. Should the City Council decide to offer temporary rent
reductions for eligible senior mobile home owners at OVE, staff anticipates this could further reduce
OVE rental income by as much as $119,000. Any redirection of OVE revenue to a Special Reserve
Fund will have a corresponding negative impact to the General Fund up to $572,000 annually, per
existing lease payments. Such redirection would be implemented in Fiscal Year 2024-25. The
redirection of General Fund Revenue would be factored into the overall revenue projections which
would dictate budget decisions related to expenditures.
Recommended Action:
A) Authorize an extension of the Rental Agreements and operations at Ocean View Estates Mobile
Home Park for a period of 15 years through September 30, 2039, and direct 65 percent of net
operating revenue to a Special Reserve Fund for Ocean View Estates Mobile Home Park closure.
The Special Reserve Fund will provide for 1) replacement housing and relocation of park residents
upon cessation of use as a mobile home park; and 2) remediation of the mobile home park. In the
event of budgetary constraints due to escalating CaIPERS costs, authorize the City Manager with
consultation with the Chief Financial Officer to reallocate Special Reserve Fund as needed.
B) Direct staff to return five years prior to the planned closure date with an assessment of the
capacity of the Special Reserve Fund to cover costs associated with closing the mobile home park
and Park Development Impact Fees to cover the costs of converting the property to a passive
recreational park.
C) Authorize the Office of the City Attorney to prepare revised Rental Agreements for Ocean View
Estates Mobile Home Park residents and further authorize the City Manager or designee to execute
such Rental Agreements.
D) Authorize the City Manager or designee to approve temporary rent reduction for eligible seniors at
Ocean View Estates consistent with the Mobile Home Tenant Based Rental Assistance Program.
Alternative Action(s):
Do not approve the recommended actions, and consider the following options, which the City Council
may modify as necessary:
A) Authorize the extension of the Rental Agreements and operations at Ocean View Estates Mobile
Home Park for a period of ten years. Return to City Council prior to September 30, 2034 for direction
as to a subsequent extension or closure of the mobile home park. (100 percent of net revenue
contributed to the General Fund.)
B) Authorize an extension of the Rental Agreements and operations at Ocean View Estates Mobile
Home Park for a period of 20 years, through September 30, 2044 and direct 100 percent of net
City of Huntington Beach Page 2 of 9 Printed on 11/9/2022
powere74 Legista
File #: 22-944 MEETING DATE: 11/15/2022
operating revenue to a Special Reserve Fund for Ocean View Estates Mobile Home Park closure.
The Special Reserve Fund will provide for 1) replacement housing and relocation of park residents
upon cessation of use as a mobile home park; 2) remediation of the mobile home park use; and 3)
creation of a passive recreational park. (No rental revenue contributed to the General Fund.) In the
event of budgetary constraints due to escalating CaIPERS costs, authorize the City Manager with
consultation with the Chief Financial Officer to reallocate Special Reserve Fund as needed.
C) Authorize an extension of the Rental Agreements and operations at Ocean View Estates Mobile
Home Park for a period of 25 years through September 30, 2049, and direct 100 percent of net
operating revenue to a Special Reserve Fund for Ocean View Estates Mobile Home Park closure.
The Special Reserve Fund will provide for 1) replacement housing and relocation of park residents
upon cessation of use as a mobile home park; 2) remediation of the mobile home park use and
creation of a passive recreational park; and 3) an annual contribution of 15 percent of the net
operating revenue to the ongoing maintenance of Huntington Central Park (approximately $100,000).
(No rental revenue contributed to the General Fund.) In the event of budgetary constraints due to
escalating CaIPERS costs, authorize the City Manager with consultation with the Chief Financial
Officer to reallocate Special Reserve Fund as needed.
D) Do not authorize an extension of the Rental Agreements and operations at Ocean View Estates
Mobile Home Park beyond September 30, 2024. Authorize a Request for Proposal for a consulting
relocation specialist to implement a plan for cessation of mobile home park use.
Analysis:
Background
Ocean View Estates is a 44-space mobile home park created as an interim relocation site for mobile
home owners displaced by redevelopment projects that took place in Huntington Beach during the
1980s and 1990s. Situated on approximately 9.3 acres near the northeast corner of Goldenwest
Street and Ellis Avenue, OVE is intended to become a functioning part of Huntington Central Park
upon closure of the mobile home park and relocation of the existing tenants.
Rental Agreements for most of the spaces at the City-owned Ocean View Estates Mobile Home Park
contain a termination of tenancy and park closure date of September 30, 2024. At present, there are
no funds encumbered to facilitate closure of OVE in 2024. Options to extend mobile home park
operations and create a Special Reserve Fund to pay for costs associated with the closure of OVE
and the creation of a passive recreational park are proposed in this report.
A determination to proceed with cessation/closure of use as a mobile home park will require the City
to follow a process prescribed by California law to develop a Replacement Housing and Relocation
Plan that mitigates the impact upon residents to relocate to adequate housing. In order to execute the
legal obligations for mobile home park closure by September 30, 2024, it will be necessary to initiate
procurement of a consulting relocation specialist in December 2022. Once all tenants are relocated,
costs associated with the remediation of the land from a mobile home park use to a passive
recreational park use, or other park use as directed by the City Council, will need to be incurred.
City of Huntington Beach Page 3 of 9 Printed on 11/9/2022
powere74§Legistar"'
File#: 22-944 MEETING DATE: 11/15/2022
During the September 20 Study Session, the City Council requested additional information on the
following topics for consideration:
OVE Mobile Home Park Revenue/ City-wide Rent Survey
At this time, there are 43 households with lease terms ending September 30, 2024 and one
household with a Life-Estate Rental Agreement that does not expire. Space rent from OVE currently
generates $686,000 in gross revenue annually. Adjusted for a 5 percent vacancy rate and basic
operating cost of $80,000 to maintain landscaping and the clubhouse, the net revenue to the City's
Fiscal Year 2022-23 General Fund will be approximately $572,000.
A survey of move-in space rent for Huntington Beach mobile home parks (excluding the resident
owned park, Huntington Harbor Village) updated in October 2022 (Attachment 1) demonstrates OVE
space rent, while not the lowest, is slightly below the average space rent as compared to local mobile
home parks with similar amenities (i.e., clubhouse, no pool). As shown in Attachment 1, the move-in
space rent at OVE is currently $1,358, which is lower than the move-in space rent of $1,499 at Sea
Aira Mobile Home Estates and $1,595 at Mariners Pointe Mobile Home Park, which have similar
amenities to OVE. When considering all 17 mobile home parks included in this survey, OVE is 29
percent below the City-wide rent average of $1,913. Existing Rental Agreements provide for an
annual increase of three to seven percent based upon cost of living increases published per the
Consumer Price Index (CPI). The survey revealed that most Huntington Beach mobile home parks
adjust the space lease rents annually. The amount of the increases vary from flat rate increases of
$50 -$75 per month, to percentage increases, and increases tied to the CPI.
Capital Improvement Costs of Extending Mobile Home Park Operation
Extending operation of OVE beyond five years will require capital improvement investments, such as
resurfacing the roadway and driveways ($254,365), replacing the shade structure for the picnic area
($56,275), and replacing the aging landscape irrigation pump ($39,393). Operation of 10 years or
greater will require additional investments, such as updating the clubhouse paint and interior and
replacing the roof ($117,430), and providing an asphalt overlay to the park roadway ($163,097).
Attachment 2 provides the cost estimates for capital improvements and maintenance costs if OVE
remains operational for the next 25 years. Sewer maintenance is provided through OVE
homeowners' contribution to the City's Enterprise Fund through their water billing; therefore, this cost
is not factored into any future costs to maintain OVE.
The City Council may determine to extend the current Rental Agreements ten years before
considering a long-term plan. A shorter-term extension of five or less years would defer capital
improvement investments for maintenance of OVE roadways, driveways, and the clubhouse.
Similarly, a shorter-term extension will likely not encourage residents to invest in maintenance and
upgrades to their homes.
Sale of OVE Park - Measure C and Surplus Land Act
City of Huntington Beach Page 4 of 9 Printed on 11/9/2022
powere 14 Legistar'"
File#: 22-944 MEETING DATE: 11/15/2022
The land on which OVE is located is considered public parkland as the property was acquired for
park purposes upon the closure of OVE. For this reason, the land is zoned OS-PR, Parks and
Recreation Subdistrict. Once the mobile home use terminates, the land automatically becomes park
property pursuant to the various relocation and purchase agreement documents. Accordingly, if
cessation of mobile home park use proceeds and the site reverts to parkland, the site would be
subject to Measure C.
Measure C was adopted by the voters on November 6, 1990, resulting in City Charter Amendment
Section 612. Subject to certain exceptions, the Charter amendment requires both consent of the City
Council and a majority of the electorate prior to the lease or construction of significant structures in
City parks or beaches.
The California Surplus Land Act (SLA) (Government Code 54220 et seq.) governs the sale of surplus
land and requires local agencies to prioritize opportunities for certain uses, particularly affordable
housing development for any land the entity may sell or lease. Surplus land may be declared either
"surplus" or "exempt surplus" by the legislative body of the local agency as supported by written
findings. The SLA requires local agencies to report on any properties that have been declared
"surplus" or "exempt surplus" lands in the Annual Housing Element Report due in April of each year.
Effective January 1, 2020 Assembly Bill (AB) No. 1486 and AB No. 1255 amended the SLA requiring
local agencies to formally declare publicly owned property not necessary for the local agency's use
as "surplus land" or "exempt surplus land" before beginning the disposition process. Surplus land
must follow a statutory noticing and negotiation period with certain designated entities, including
eligible housing sponsors defined by the California Department of Housing and Community
Development (HCD).
Multiple categories qualify land as "exempt surplus land" that does not have to follow the procedural
requirements of the SLA. However, this property would qualify as "surplus land" because it is greater
than 5,000 square feet and more than the minimum legal residential building lot size required under
the Huntington Beach Zoning and Subdivision Ordinance (HBZSO). Therefore, prior to selling or
leasing this property, the City would be required to declare it "surplus land" and follow the property
disposition requirements of the SLA.
Park Conversion to Resident Ownership
State law requires that prior to any mobile home conversion, the entity proposing the change in use
must prepare a report on the impact of the conversion, closure, or cessation of the use of the mobile
home park. Significantly, recent amendments to Government Code Section 65863.7 provide that the
report "shall include a replacement and relocation plan that adequately mitigates the impact upon the
ability of the displaced residents of the mobile home park to be converted or closed to find adequate
housing in a mobile home park."
Since 2014, California state law has supported the conversion of mobile home parks to resident
ownership. The Subdivision Map Act requires a subdivider, at the time of filing a tentative or parcel
map for a subdivision to be created from the conversion of a rental mobile home park to resident
ownership, to avoid the economic displacement of all non-purchasing residents by following specified
City of Huntington Beach Page 5 of 9 Printed on 11/9/2022
powere Legistar'
File #: 22-944 MEETING DATE: 11/15/2022
requirements relating to the conversion. A subdivider is also required to obtain a survey of support
from the residents of the mobile home park for the proposed conversion, and that the results of the
survey be submitted to the local agency for consideration. The local agency is then required to
consider the results of the survey in making its decision to approve, conditionally approve, or
disapprove the map.
Subject to satisfaction of Measure C, General Plan and Zoning Map Amendments, and California
Surplus Land Act (SLA) provisions, which would be challenging to overcome, OVE homeowners
could be allowed to establish a Home Owner's Association, which could purchase the mobile home
park and assume park operations. The average purchase price for a mobile home and space is
$326,454 based on mobile home park sales records in the surrounding areas of Orange County from
the past seven years. In researching State sponsored programs to assist mobile home park residents
with low-cost financing for the acquisition of their mobile home parks, these programs are currently
only available for low-income residents, mobile home parks located in rural communities, or mobile
home parks in smaller cities with population less than 40,000.
Right of First Refusal
When a mobile home park owner decides to put their park up for sale, he or she is not legally
required to offer the residents the right-of-first refusal to buy the park. The California Mobilehome
Residency Law provides that the park management must give the governing board of the park
homeowners association a 30-day written notice of the park owner's intention to offer or list the park
for sale, and is only applicable if certain conditions are met (Civil Code 798.80). In order to receive
the notice, residents must form a homeowners association for the purpose of buying the park and
register with the Secretary of State. The homeowners association must notify the park each year of
the residents' interest in buying the park. The notice requirement does not apply to the sale or
transfer of the park to corporate affiliates, partners, or relatives, or transfers triggered by gift, devise,
or operation of law, eminent domain, foreclosure, or transfers between joint tenants or tenants in
common.
Cessation of Mobile Park Use
California Government Code and Huntington Beach Zoning Code provisions establish minimum
standards for determining approval of a mobile home park closure and prescribe that the property
owner (for OVE, this is the City) will be responsible to provide replacement housing and relocation
costs to the residents. This includes acquisition of replacement housing, moving costs, and the
differential in monthly rent for a period up to 42 months for each tenant. If a displaced resident cannot
obtain adequate housing, state law requires payment of in-place market value of the mobile home.
Based upon analysis of recent mobile home park closures undertaken in the Southern California
marketplace, the acquisition and relocation cost is estimated at approximately $77,272 per OVE
household. Additional consideration is anticipated in order to mitigate adverse impact upon the one
household with a Life-Estate Rental Agreement.
Because the OVE site is located on parkland, upon cessation of mobile home park use the land must
revert to park use. Current cost to create a passive park is estimated at $662,051 per acre.
City of Huntington Beach Page 6 of 9 Printed on 11/9/2022
powere72149,Legistar''
File #: 22-944 MEETING DATE: 11/15/2022
OVE Mobile Home Park Rental Agreement Extension/Cost Scenarios
Attachments 3-5 provide various OVE cessation/closure scenarios based upon costs to 1) close
OVE; 2) provide replacement housing and relocation benefits to mobile home park residents; 3)
remediate the mobile home park use; 4) create a passive recreational park; and 5) provide an annual
contribution of 15 percent of the net operating revenue to the ongoing maintenance of Huntington
Central Park. Each of the scenarios shown in Attachments 3-5 provide options for 10, 15, 20, and 25
years of extension of the Rental Agreements at OVE and the costs associated with those activities,
including maintenance and long-term capital improvements. The scenarios shown in Attachments 3-5
compare the total revenues to be generated by extending the current use of OVE by 10, 15, 20 or 25
years and the development of a passive recreational park upon OVE closure so that the lease
revenue generated over time will pay for the cessation-related costs, yearly maintenance costs, and
long-term capital improvement costs without impacting the General Fund beyond the loss of future
rent revenue.
The revenues shown in Attachments 3-5 are based upon the current rental rates at OVE with an
annual inflationary increase of five percent, which is the median of the allowable rent increase of
three to seven percent annually (based upon CPI). The costs associated with the park closure
(relocation and remediation), ongoing maintenance at OVE, and capital improvements are adjusted
annually over the 25-year period based upon a three percent annual increase. The following
describes each of the scenarios and options shown in Attachments 3-5:
Attachment 3: OVE Mobile Home Park Closure Only
Attachment 3 contemplates only the cessation of OVE and the relocation of residents and
remediation of the infrastructure at OVE, including the potential removal of any abandoned mobile
home units/slabs and existing hardscape such as roads and driveways. This scenario assumes that
65 percent of the OVE lease revenues will be directed to a Special Reserve Fund to fund the future
OVE cessation costs (relocation and remediation) with the balance of 35 percent of the revenues
continuing to be deposited into the City's General Fund. In this scenario, staff has provided four
options at 10, 15, 20, and 25 years to consider. As shown in Attachment 3, the 10-year extension of
OVE Rental Agreements does not provide sufficient time to accumulate revenue to be generated to
cover the costs associated with relocation of residents and remediation of OVE. At 15, 20 and 25
years, revenue exceeds OVE closure costs and this scenario could be implemented. While this
option would not provide funding to create a passive recreational park, it is anticipated that within 15
years sufficient Park Development Impact Fees would be accumulated to cover the development cost
of this new park. Additionally, this option preserves a portion of lease revenue for the General Fund
and provides existing residents at OVE security for their future. For this reason, staff recommends
this 15-year extension option.
Attachment 4: OVE Mobile Home Park Closure and Create Passive Recreational Park
Attachment 4 contemplates the 1) cessation of OVE and the relocation of residents and remediation
of the infrastructure at OVE, and 2) the development of a passive recreational park to replace OVE.
City of Huntington Beach Page 7 of 9 Printed on 11/9/2022
powere735q Legistar''
File#: 22-944 MEETING DATE: 11/15/2022
This scenario assumes that 100 percent of the OVE lease revenues will be directed to a Special
Reserve Fund to pay the future OVE cessation costs (relocation and remediation) and the creation of
a passive recreational park. Under this scenario, no OVE lease revenues would be deposited into
the City's General Fund going forward. Again, staff has provided four options in this scenario at 10,
15, 20, and 25 years for City Council consideration. As shown in Attachment 4, the 10 and 15-year
extension of the OVE Rental Agreements does not provide sufficient time to accumulate revenue to
be generated to cover the costs associated with OVE cessation and creation of a passive
recreational park. At 20 and 25-year extensions, accumulated space rental revenue exceeds or is
within one percent of the OVE closure costs and development of a passive recreational park;
therefore, this scenario at 20 or 25 years could be implemented without impacting the General Fund
beyond the loss of future rent revenue.
Attachment 5: OVE Mobile Home Park Closure, Create Passive Recreational Park, and Contribute to
Huntington Central Park Maintenance
Attachment 5 contemplates the 1) cessation of OVE and the relocation of residents and remediation
of the infrastructure at OVE, 2) the development of a passive recreational park to replace OVE, and
3) the diversion of 15 percent of the net revenues generated by OVE space rent (approximately
$100,000) to be used for maintenance costs at Huntington Central Park (this represents
approximately one-third of the current Huntington Central Park landscaping annual budget). This
scenario assumes that 85 percent of the OVE lease revenues will be deposited into a Special
Reserve Fund to fund the future OVE cessation costs (relocation and remediation) and the creation
of a passive recreational park with the balance of 15 percent of revenues for Huntington Central Park
maintenance. None of the OVE rental revenue would be deposited into the City's General Fund. As
shown in Attachment 5, based upon the four options in this scenario at 10, 15, 20, and 25 years, only
the 25-year extension would provide sufficient time to accumulate revenue to be generated to cover
the costs associated with OVE cessation, creation of a passive recreational park, and provide
maintenance funding to Huntington Central Park. The 25-year option would provide excess revenue
in the amount of$849,787 to cover all costs associated with the proposed activities in this scenario.
Although there are many scenarios and options the City Council can consider, some of which better
maximize General Fund flexibility, there are certain limitations that will require a longer period of time
to achieve the preferred objective. For example, if the City Council chooses to fund 1) cessation of
OVE and the relocation of residents and remediation of the infrastructure at OVE, 2)the development
of a passive recreational park to replace OVE, and 3) a portion of rental revenue continuing to be
deposited into the General Fund, the minimum amount to be diverted to a Special Reserve Fund for
this scenario to be feasible within 25 years is 85 percent with 15 percent contributed to the General
Fund. If less than 85 percent, OVE must be extended longer than 25 years for the revenues
generated to cover the costs incurred to close OVE, remediate the site, and develop a passive
recreational park.
In considering alternatives for continuing OVE beyond five years, staff recommends that City Council
direct staff to return five years prior to the planned closure date with an assessment of the capacity of
the Special Reserve Fund and Park Development Impact Fees to meet the planned objectives.
City of Huntington Beach Page 8 of 9 Printed on 11/9/2022
po\yere73 ,LegistarT'
File#: 22-944 MEETING DATE: 11/15/2022
Ocean View Estates Temporary Rent Reduction for Eligible Seniors
On November 1, the City Council approved the MHTBRA Program to temporarily assist very low-
income senior mobile home owners to pay their space rent. At that meeting, staff recommended
eligible residents at OVE would not participate in that program and instead would be eligible for
temporary rent reductions consistent with the MHTBRA subsidy. City Council directed that the
question of whether OVE residents should participate in the MHTBRA program or receive temporary
rent reductions be considered as part of this broader OVE matter as it would impact park revenue
and potentially influence the City Council's decision regarding the park extension timeframe. During
City Council discussion, additional information was requested to help with this decision and is
provided below.
Staff is aware of six (of 44 total) OVE residents who would potentially qualify for MHTBRA. While staff
does not know household income for these residents, assuming income for all six of these residents
is solely derived from Social Security benefits, and the benefit level is the standard amount based on
age, the anticipated financial impact if all six residents received temporary rent reductions would be
$119,000 over a two-year period. While not insignificant, this short-term revenue reduction would not
impede the scenarios proposed in this report that develop a Special Reserve Fund.
Staff recommends, if City Council directs that OVE residents should receive temporary rent
reductions and not participate in the MHTBRA program, eligible residents must apply for assistance
within the one-month MHTBRA application period anticipated to open in January 2023. Because
federal funds would not be utilized to provide the rental assistance to OVE residents, the City Council
may adopt different subsidy parameters than MHTBRA including the amount of assistance and
duration of assistance. Alternatively, City Council may direct that eligible OVE residents should
participate in the MHTBRA program in lieu of temporary rent reductions.
Environmental Status:
Pursuant to CEQA Guidelines Section 15378(b)(4), government fiscal activities that do not result in a
physical change in the environment and do not commit the lead agency to any specific project, do not
constitute a project. Therefore, these activities are exempt in accordance with CEQA Guidelines
Section 15060(c)(3).
Strategic Plan Goal:
Economic Development & Housing
Attachment(s):
1. Rent Survey
2. Capital Improvement Costs
3. Scenario 1 - Fund OVE Mobile Home Park Closure Only
4. Scenario 2 - Fund OVE Mobile Home Park Closure, Create Passive Park
5. Scenario 3 - Fund OVE Mobile Home Park Closure, Create Passive Park, and Fund Central
Park Maintenance
6. PowerPoint Presentation
City of Huntington Beach Page 9 of 9 Printed on 11/9/2022
powere y LegistarT'^
City Council/Public Financing ACTION AGENDA November 15,2022
Authority
Recommended Action:
Approve the reallocation of$250,000 of HB Recovery Funds toward the replacement of
artificial turf surfacing at the Sports Complex outdoor soccer arena.
Approved 6-0-1 (Carr absent)
PUBLIC HEARING
18. 22-908 Adopted Ordinance No. 4270 adopting the 2022 Model California
Construction Codes. Approved for Introduction October 18, 2022 - Vote: 6-0-1 Peterson
Absent
Recommended Action:
Adopt Ordinance No. 4270, "An Ordinance of the City of Huntington Beach Amending Title
17 - Buildings and Construction of the Huntington Beach Municipal Code Adopting the
California Building Standards Code and Repealing Ordinance No. 4190."
Public Comments: None
Supplemental Communications: None
Approved 6-0-1 (Carr absent)
19. 22-948 Adopted Ordinance No. 4268 amending Chapter 17.56 of the Huntington
Beach Municipal Code, adopting California Fire Code - Approved for Introduction October
18, 2022 - Vote 6-0-1, Peterson absent
Recommended Action:
Adopt Ordinance No. 4268, "An Ordinance of the City of Huntington Beach Amending
Chapter 17.56 of the Huntington Beach Municipal Code Adopting the California Fire Code
and Repealing Ordinance No. 4189."
Public Comments: None
Supplemental Communications: None
Approved 6-0-1 (Carr absent)
ADMINISTRATIVE ITEMS
20. 22-944 Approved a proposed extension of the City-owned Ocean View Estates
Mobile Home Park and authorized to temporarily reduce rents for eligible senior mobile
Home owners at Ocean View Estates
Recommended Action:
A) Authorize an extension of the Rental Agreements and operations at Ocean View
Estates Mobile Home Park for a period of 15 years through September 30, 2039, and direct
65 percent of net operating revenue to a Special Reserve Fund for Ocean View Estates
Mobile Home Park closure. The Special Reserve Fund will provide for 1) replacement
housing and relocation of park residents upon cessation of use as a mobile home park;
and 2) remediation of the mobile home park. In the event of budgetary constraints due to
City Council/Public Financing ACTION AGENDA November 15, 2022
Authority
escalating CaIPERS costs, authorize the City Manager with consultation with the Chief
Financial Officer to reallocate Special Reserve Fund as needed.
B) Direct staff to return five years prior to the planned closure date with an assessment of
the capacity of the Special Reserve Fund to cover costs associated with closing the mobile
home park and Park Development Impact Fees to cover the costs of converting the
property to a passive recreational park.
C) Authorize the Office of the City Attorney to prepare revised Rental Agreements for
Ocean View Estates Mobile Home Park residents and further authorize the City Manager
or designee to execute such Rental Agreements.
D) Authorize the City Manager or designee to approve temporary rent reduction for
eligible seniors at Ocean View Estates consistent with the Mobile Home Tenant Based
Rental Assistance Program.
Approved as amended to have staff return in 10 years and tie the Ocean View Estates Program
money with the TBRA Program money 6-0-1 (Carr absent)
21. 22-956 Approved the Classification and Compensation Study Implementation
Plan by adopting Resolutions No. 2022-70, 2022-71, 2022-72, 2022-73,
and 2022-74 related to Side Letters of Agreement with the
Huntington Beach Municipal Teamsters (HBMT), Management
Employees' Organization (MEO), Marine Safety Management
Association (MSMA), Surf City Lifeguard Employees' Association
(SCLEA), and Fire Management Association (FMA); and by adopting
Resolution No. 2022-76 modifying salary and benefits for appointed
Non-Associated (NA) employees; and approved Amendment No. 1 to
the Employment Agreement between the City of Huntington Beach
and Scott Haberle; and adopted Resolution 2022-75 related to a Side
Letter of Agreement with Huntington Beach Firefighters' Association
(HBFA) regarding the Retiree Medical Trust
Recommended Action:
A) Adopt Resolution No. 2022-70, "A Resolution of the City Council of the City of
Huntington Beach Amending the City's Classification Plan and Memorandum of
Understanding Between the City and the Huntington Beach Municipal Teamsters (HBMT)
by Adopting the Side Letter of Agreement" (Attachment 1); and
B) Adopt Resolution No. 2022-71, "A Resolution of the City Council of the City of
Huntington Beach Amending the City's Classification Plan and Memorandum of
Understanding Between the City and the Huntington Beach Management Employees'
Organization (MEO) by Adopting the Side Letter of Agreement" (Attachment 2); and,
C) Adopt Resolution No. 2022-72, "A Resolution of the City Council of the City of
Huntington Beach Amending the City's Classification Plan and Memorandum of
Understanding Between the City and the Huntington Beach Marine Safety Management
Association (MSMA) by Adopting the Side Letter of Agreement" (Attachment 3); and,
co
N-
n
C
N N
O pp
M Q1
N Q1 O
.VI. 00 O
N O
m
CO
0 e-I N
L11 O
Ql
O Qa.)N t--I �D
N to o
N• N co in Na)
+� C W
> C o
Q c N
ViOD a,
41 U
> 0 C
O N co
Q1
O O
N0. o IN
00 —. N
N t
_v, o
n
N u1
0 VI. c-1 Cn CI)
iT C c
‘--I c-I LPf G
O
U � m
O Ln
LL
ci
4— t/?
0
O
_ O
V, O
}/ _
2
'AW __
00 a)n InN
W,'
a)
O
to Vf �- V1 Q1 , Y N o Vi to
a1 aJ 0 w a! a' .- O aJ y' a' a' a'
vOi o . y ° CC - .� 0 1° a y !9 ;°
v °c° v 0 a a E a
Cf) w, y V p w p N Q P.
w w w w
W u c o 0 0 v v o v 3 x v
C D C �c C O O a' O > C O
0ima
O O O v O co o_ 2 C O 2
m7 u . p m t` O C a�j 00 co
N N C O U C Q'
a) C C • Q Q CV
v
.O 7 c O• .0 v
m
CAPITAL IMPROVEMENT PROJECTS
NEEDED TO CONTINUE OVE OPERATION
OVE 5-10 Year Operation
Pergola Replacement at Year 5 $56,275
Replace Irrigation Pump at Year 5 $39,393
Slurry Coat OVE Roadway at Year 5 $56,275
Slurry Driveways Per Unit at Year 5 $198,090
Total $350,033
OVE 10-20 Year Operation
Pergola Replacement at Year 5 $56,275
Replace Irrigation Pump at Year 5 $39,393
Asphalt Overlay Park Roadway at Year 5 $163,097
Slurry Driveways Per Unit at Year 5 $198,090
Clubhouse Paint and Interior at Year 10 $19,572
Tile Roof- (25-year Lifespan) at Year 10 $97,858
Clubhouse Gutters at Year 10 $13,048
Total $587,333
OVE 20 Years or More
Pergola Replacement at Year 5 $56,275
Replace Irrigation Pump at Year 5 $39,393
Asphalt Overlay Park Roadway at Year 5 $163,097
Slurry Driveways Per Unit at Year 5 $198,090
Clubhouse Paint and Interior at Year 10 $19,572
Tile Roof- 25 Year Lifespan at Year 10 $97,858
Clubhouse Gutters at Year 10 $13,048
Slurry Coat OVE Roadway at Year 15 $75,629
Slurry Driveways Per Unit at Year 15 $266,216
Clubhouse Paint and Interior at Year 20 $26,303
Total $955,481
*Costs Include 3%CPI Inflation Factor
754
Scenario 1 :
Cost of Closure Only
• 65% of OVE annual net revenue will be
contributed to a Special Reserve Fund
• 35% of OVE annual net revenue deposited to
the General Fund
$18,000,000
$16,179,987
$16,000,000
$14,000,000
$12,000,000 $11,379,510
$10,000,000 $9,350,853
$7,618,210
$8,000,000 $8,066,128
$6,880,079 $6,957,913
$6,000,000
$4,671,133
$4,000,000
$2,000,000
$0
10 15 Years 20 25
CLOSURE FUND @ 65%-OPS COSTS REMEDIATION/RELOCATION COSTS/CIP
755
Scenario 2 :
Cost of Closure and Creation of
Passive Recreational Park
• This scenario assumes 100% of OVE annual net
revenue will be contributed to a Special Reserve
Fund
$28,000,000 $26,913,186
$26,000,000
$24,000,000
$22,000,000 $21,678,503
$18,700,067
$20,000,000
$18,554,081
$18,000,000
$16,130,842
$16,000,000
$13,914,606
$14,000,000 $12,063,402
$12,000,000
$10,000,000
$8,000,000 $7,028,591
$6,000,000
$4,000,000
$2,000,000
$0
10 15 Y 20 25
Yea
CLOSURE FUND @ 100%-OPS COSTS PARK CREATION/REMEDIATION/RELOCATION
756
Scenario 3 :
Cost of Closure, Creation of Passive
Recreational Park, and Contribution
to Central Park Maintenance
• 85% of OVE annual net revenue contributed to
Special Reserve Fund
• 15% of OVE annual net revenue contributed to
Central Park Maintenance (approximately
$100,000)
$24,000,000 $22,560,890
$21,678,503
$22,000,000
$20,000,000 $18,700,067
$18,000,000
$16,130,842
$16,000,000 $15,567,366
$13,914,606
$14,000,000
$12,000,000 $10,146,656
$10,000,000
$8,000,000
$5,950,193
$6,000,000
$4,000,000
$2,000,000
$0
10 15 Years 20 25
CLOSURE FUND @ 85%-OPS COSTS PARK CREATION/REMEDIATION/RELOCATION
757
O N.--
C U)
0 a) ,..
_ AIM. CU
CD (I) 0.
'I', W
X N
W E o
W O N
10 •. L
a) > _
o ca) c a0
0 = _a
� •_ o
O w .0 v a)
L v O o
O. O 2 U z
......00.40-4-4,,,„„„„,..
ti" viiii
Plit c.0 r % •
,o e* ! , \\ 0.
!et
do.,•:4:41k1k
• -.::.ice-=� , \ p
• Q \:,_ i
,t ,, ' : cc ' I \ 1 p:" 1 c" • F-- k
i \:. ,, , ... q
•�f •
.41. / \\ ' : 11,/:1',' ) 1: , '<coolo i I k,, •
•••• i1 •
• �� 1
‘I�j yo ja
iris \� :z1
L 0 _'11/3.,.Q�P,f"
Om CO 0 � o
• C 92
E .CD ci) a) L_ ( U
a)
'E •O- "
O cn O L 4 X L
O _ ct� O a) 4-
I 0) C C O O
O O C C L
CD 44— E .— d' O '— ccs
O (xi O Ca N Cl) al L
_
- — N O O To
Ca cn a) •E0 .L= O O- C
a)
O c� — L CO.- 5 a) CD
IcT) CD Co C Cr L _
4-
t� Q � � Q Q N cn la a)
CC O
4-1 O O O (") (J� c6 w O 'u
C O C LO cn
IA - " a) o a) U co
O 0 o 4-am N Q a) as O
� � cm a) 0 -D o
. • O - < a 03
E � a)> rii� � w 0 CD �
a) � a) L_
a � o fl Ua) cs 2 a) _ J a
0) (19 'cn C W L a) Q a a ■
D O
co O
Ca) O ia
0
. .
414?A ( '', ' , °, ,,\
z.� \ o
i ►-:t : ‘
\ . 1
,, <, ,4:=vo1
U � L =�LI3 ORr,/
U a) 0
O
coV ow
-0 _C O Cl) 0) '1
CO• p Cv CI5I p +r
O — a) N co
O 0 a) to _cN
coj = +_ O °
CO� OU .0 .0 ° 73
c.) i- O p O_ a)
te) CU a) -o CO O Ca =
a
co 0 c N o_ Q � �[
° ID O 22 N O.LO.„ CD E a, ' a)
0 = a) cno E
— C.) L c
a) O) c O O Ca O
= c a) O :� L _c c
CCS ao a) =
Cl)v) COc6 p > —
E (D a- 72 -a ° (I) °
° CC3 c L -o E a)
•— c .1_,
v J c c4 -
C ° � ca
CO `z 2 °) � > T2 0 'aC)
co c 0W `+�- -0 > O
(�
C c N = O � a) a) X
._ < _I 0 u Z o W c a) CO
AO
•••'7
Z•
•d LFY-;
Ste'
� r o
O
N
L C
00
•-
E cn
w 0)
virmi
a)
co
0 ,valma
a) u)
• a)
a Cn
O >,
i
!/ PCB, b/4
\ r o
�2: m: `
\ a" 0
O CD Cl)
� O ._ CoID
CO cn
LO CD al
co W =
Ea
> cn O co
a COL c
-1--+
4) . 0_ - ~
" cO 4)
S2E � U
U
,u) tn. .0 .� 0
(1) 0 o
CO
1400 CD
L- O a) U
a) U U '"
co co
•. 0_
ce 0_
cn L � _ � C 0
a) =
L._ 4- u) 2 E
•, > ct „... t,G.
.— > -0
0 O O N .N 0
v -= cn U
1 W = O O N W e
.— ( COQ cn ca O
0
el
(D
IL.
CC
n4 rii
Roc
m 03 co
in ,-,i• cr,
0
in co 0
0
tn m
m
<-1
0 Cri v)
cr. 0 CU
r4 Lr) CIA 41-1. CO
in
ify I_ •- a u j
> C in
< a) r4
= cC al
.—
as 0) >
" U
CU ro C
>
0 V) CU
U
0
0 0 0 11111
V) VI 0 EM
00 00 ° CD
N _. ...z.
,_
2
(N v,
. ,-.... L.rt
0
s-1 CID a.)
(N
S. 0 a) rY3 in in 0 >.•
ar. _
_C)
in. co
0 Lrl u-
4.....1
0 <-1
Ln
0
4— 8
---,
0
Cl) =
Co 2
,..
-I—,
C c
S a)
CK L
ci) o
Co
CD_ 0
V, ..' ›.• . (u vs ...y VI .1 ut Ls,
(f) L'I Rss -, E
Qs — ,, c 0.) , ., CV RS L. vs cu I, 0 1/1 lon
flin 0 - 1.... 4. le 0 ...le < ... s.4.1 E
L.L.1 11.1 Lu Lu
C >. ''—' f•-.) .'
4••• _.I c (7) c " c
co a) 5 0 a,. c) 5 o
a o) .
=
a) -
co E.
,7C
(1 Rs C
1) D
0 =• Z
ra
Ce 2 _c n c0 CU
(6
aJ 5
co
Li") Cr) N O NJ 00 00 M
N 01 Q1 Q1 N LA d- M
N M O O L11 00 O M
LD Cr)" Al.' 00 Ql N M N
L c) M CD Q1 r-i 01 rl 00
-LA- i/} e--I e--I t/} t/} i/• LA v
i/- il} i/- ro
C
-}-+
C C c0
o
O
O O ~
L c-� c-I
�--� Q) r°
L. L
^ a >- Ld1
a) O LP) .1-1 L >- >-
(13 Lco f°
C L. N CO
CO ''- 3 }, O c O
O N } 'CU CO L
ro
e� E = D c >-
CT LI c = �C L o f CD
d c° C L N
a) a) L.
N 0 c _ I - v
c° C 3 C L
.
a . P W 4) Cl_ CNI L9sv
A O co— u O O O O +�
*a � c0 _C cc ..c
O a) CLCCaLAc� i M
(1,
O OLn
• CT) 001 m
o
N M N O O v
,[ lD Q1 lD 00 O
C L 11--+ L11 M L11 Q1 LA
^, t/)• IA- IA- e-I el, tn
tn
W Q O IA- i/- U
E�1 O C
W E O co
O c to O
Ln Ln i
a) QJ VI L L
QCD E L CD (
L _ 0 1-n f°
ID CDcLa L cu
0 0
E +-a Iz 3 E
C.
L
CCS v W a) C a
a) O LEI >.
s C (t 0 U a + ) c0
O Q Q.
CC X CO CU= L O 'L
V W U co „cu— u o
o co L• L L• ,-
L Q L L
CL CC Ln V)
U,
0
13 Ln M N O N 00 00 Ol LD M r-I
N Ol CTa) N L.n Cr N e-1 0 00
N M O O Lr) 00 O lc) N M cr
LA Ol M 00 O1 N M L.r LD L O LA
LP) M LD Ol c- Cr) e 1 N LD N LA
C in- irk i i ir- ih in- ir} iN ih C
■
mW
O L.
O
i O
O In 0 0 o
c0 e-1 O N +:,
�/� L L.0.1 a
V♦ O Ln CD L e�i c
VI L11 a--' 1- >- CO L L. >-
L. L C6 (0 Q) CQ CO a
O I-
)
>' c0 } 3 a--' 0 f0 0O a--+ +� 0 m
a ' f0 CC Cp N
O Q� -0 L L L
co +� a
LLJ a ' 0- O C +-' Q D CB E a-+
> +° E = D _ v } C
minal C 0 4J a L a) J N C h
W E C d (6 - L = d U
r+ N 0 j. }' 0 +0+ W j. *
E U +-' C0 Co .0 > > co .-
C13 f0
CO +-J 0 0 0 0 U 0 0
0 0 CD � A C L- _C cc t t
L LA Q Q' i L L..,N a1 Ln N :
CI a 0= Q cn U H U cr) cr) U
E
.....
as
.....
0.
Ca
0
1
�.0<:b PCx• lN. ��
1"/.....--4. ( • 0A-,,,,‘
z.� s - cis
o
\
y:sp :
W }' C
= LO >
a�cz � oo � �
C o a) o...
i o � oo � �
to o — 0
a .....
CO - � L-
a) co zf —0 c o ED_ o.
E1- w cl) --
o_ Q U o)
• 0) _C Q = Cll
Cl) c 0 0 (.15 6,3
� 4 .L - V
O a) o o CD ,_
E a
o o -1-- FF 3 E '5 a), -c
O cn O 0 C v) c6
La-
III E c6 = Ca c6 L_
2 O cp as " O o O C 0
Ca =0CU .L- = Cn L Li- c o
> 5 O Cll O c _c
O ,cn a) ca L o Ti) -0
_� a) o
0) inU
CU > 1 - ' Boa) C Cad
COO Tti 0 .0 -O CO o C 5
o`
i1'��'� y
o'.. ''t
o ��
\ F-'so : ‘
••. .........3c3%p i g
_ - i
... 0 -Ei
CO CD
0O U
—
co co
�
CD C L p N
CD , p U ...''
E ce t 74=-, a)
c_
� U E > a
�
CO W al
a) an3
0 N � c6 a. > 0
OU) � Q o co
0 2 co -cn— CD C
0 pU
w — U c� p
4 .r12 cID -a p '- '
MIi_
c
-� W oC 0 o °
— c U U U
CD C
.� to p � L � �
}' 4D C p o c� o co
0 Du
/„or ii ��
I0i��:PG�' lNwe
Ni z -. ` .
�
� �
:z
2•` m:J
ti , :� $
y'••.. ...�'.VI
o .4_,
.._, 0
TO -I-.V ^-
Lt
o
Cl)a) ....„
CZ= L
Co
. . O C 4) c
c
co � CO -0
OV wa, wC
'ice > � > LL
a)
Lo 00 (c) u) c� 0
co V •
a)
N-(c'
m 0-LI) —
oa Uci -----.
tr)m (../.)
Lr, i--
ai
co cy (i')
U
z
vi" •'
0
tr)-
I--
<
U
0
--i
W L1.1
=
.
r`,I '''..../..,
Z
2 .-5
. 0
. _
1--
-
1 .........•
h LU
rf)
Cf)
(1)
LIJ
CCS...
i....' M
=
Cr
>-
1
•MEM=
"C3 ,
0, I—
C
r•-: (I,
(I)
Lr' U
Ow ,r)c)Lrl, 0
Xr-IC6-
Imimi 0
tl) '+ ' I
's'N)
•
Ci) Intr,
>
@..)
U) c)
0 Cl)
=• LI-
000r,a' Z
a) U3
1MEMO C tD- m o cc
1= (1) •c, m D
Cti >
(1.) tO ___I
r,,,. 0(,)
:. (..)
C i: .•
. .
.--N 0 0 C) ° ° 0° C'hp 8C) 8 ''''''
LID 8 0'2' 0,") 8 8, o-c) c7.'"'' c7 d
- ci 0 8 6'
o 8 0 ° ° 8
(r) a . ° a . . .
...e.e o 0 0 e - - - ,,:i" r,,
cc; tc; 4' '''''' ° .,..h,°° -tf-`'c' -v)- '-'''
,....., ,-( <-1
UI) • --, =-4
i/f
iii���PCH• .l Nip
i c'' v
z •4, ,( :7.. o
��; _ • , ,;chi
� y •U i
p4•/3.�O�',i,i
1111
.O c
(0 Sim
COa) CU c a)
L a
o w °n
> �
tQ .0 a
loa o 0-
i co o v)
a3
L. a o
CA C. E -0
N O CDce cf.) a)
O o L-
•- •- C
s.. O > •
U
4D to c
vOC •� ;
CO 0 Mu I-
,
z
,
0
,
,-. U
,A 0
1/41) tn- ' --I LLJ
Crl ' ' • ''' Z
lir‘i 0
H.--
<
•••••°'''•• C)--
WLD!'' LLJ
2
2 0, .
0
, ccUj
o6 I'...'
Z
if
(c-?4 0
........." --,
o <
Cl) L1.1
CD 1, . .... . ..,' cc
ce U
= v•%-'
.—
co 0...
-c >-°)
a) .
cf.)
1.—
x u5 Ln 0
r4 es1
ti? 0 ' '-' U
III
ct U) ih t
> ,...,,,4rri Li)
*
CD
Ci)
r-1
= kL,
t..0° C)
C .7
..-1 z
al D N (1) rn
> IJ• 0) , - '''. W
0 CD 06 D
o (4
" .
• Ct r-:: ' 0
LIM 0
C0 0 0 0 0 0 8 8 8 8 8 0 0 0 0 0 0 0 0 „.,0
0 0 0 0 0 00 cs ci 0 0
W ‘— S 8 8 8 8 8 0 0 0 8 8 E',„ 8, g
CI) 0 0 0 0 0 0 , „ 0 0 , N.,
Ni 0 06 1/40 :F., ,r. ,,.._, .r,ci. , .,,,,. ul.
r1/4.1 r1/41 N., N' ' '-' ..r7t tn. -4.11, .Ln•
Cn • trt -Lr) tn.
��ii g``P�H b/Nd ••
Jo
n
r:o ' _ 1
zt,O
is aim O o
N 4=0 O O O
U) = — -4-- _O
co 12
ety
a)
L •L +
O CD
—o E
o •X2v o. C a) a
Am.
Cti = = O-
M c c a a c
ico
co 0 > >
Vw. 4-1 N N U
_._,
L ._ a) a) cu
L. a = V- = E
CV) U) To 1..
as m
O — pa wv, w -E-
s
— V > a) > ca
ct 46 co cts 4.- — I4— —
v c Lc) cl Lc") a)
C) O CD CD co v) N— U
to0a0 . .
N'''
m
o Z
ul
0:7 0_
N
Lo 1—
,4 <
cv U.t,
No
0
F., .. . •-• ' . w
O .
*----
Lr) Z
cN
-cn 0
I--
<
••••••"".... LaJ
LI.1 r .
o' 2
w
2 O
o
N =
•-,-.
ce z
I—
—
1_,m ..
........- ,..: . <.(I) . , ,; . Lu
Lli
LA ct
(1) SA U
L.
(t3 <
A .P CI-
•••=.• 7-'1'
—C3
,r
C co
0
ICI)
1--
0— vc7
,-I
XLo
in O cr)
O 0
• v.,. 1
Ci)
> 1.r)
00
(/) @.)
CI) ,r,
,D° a
= 4-
z
D
Car) C
tCL) rfic'
m r-i u j
al
6 2
• Lr.). 0
U
0 0 . 0008888888a
L,r) 8 8 8 8.. 0 0 0.. 0. 0. cc)5. 0c) ,c,)5.
0 0C) 8; 8- 8 8 8 8 8 8 8 8 8 8
C.) co0000000, _ rsi.
4. N Ci o6 Lci .ct7 r..7 ci co 1/40
Cl) N r-v v-s ,- ,i <-i „
1./1
• ii• „
0ii coF'PCN' blN67
n\ r o .„�
•
i--. \may•: t. ;1/4 vo`I
N Q —.. .,, -<c 1
O E m =�.-1i3 p:>I1
CD c
c E �_
CO a) 2o
N
Cl). CO — cU)
Q Q CO Q L
(6 0 CT m
O (1 — ~ a)
c Li, co iE
v - E -0 ct 0..
o -0o 0 3 0 co
• N 01)
= CD "ai N
CD CD (0 p 0 W O > •E
< I- N z >N > C0 p O
C E = M O O C„) c CD c
11
N — ca
�Q/ O 02 p c0 42Oa c N
LL p 0 (p Q X •— V N
U cn cu
V � > > O U o O c o c
CU
O O N pcf3C •U 4- O_ p c 0
W W = • 5 u) •— N _>, C m
•- > Q > = Q - WUU ¢ •
•
W o cz
> .1 Q . . . . C . • •
U COW
0
cD r� 6:•v
•' :>- L'
% z d u ' ' :►-k N-
:s 1
as �� 't, 4 vo ,
, 1
00
=_'11/3,.00 jl
j
C a)
O.475 > t .•..�i.►/
L 4J
rti a)v) > O
aJ Oi N L +a
0.O co N O co
-O ON c6 aJ 'L 0
'- -
0.
� O cimQ • o —
(13
N
"L aJ �C) a)O aN co Q
E E ° a, .>
cu Q = +, N a)
aA a) 0
< cn > LL
O CU
-I-) cn N
�+-) hA " O U O C
co
O n to
i v) O 4A v CC
co
O 4- m O as a, Q
■� O (1) O E —
sa c N c6 0. a) 2
CO O Ln O vi a) c L 2
Fri 1113 4- O a)
•c O NO '> > I .
� 4
C v ' v O O O 73 73 O; OVO a) O - Q.. vv
+-,
• LO O •> O
L = co OEc a Nv) +7; 4-4 CO NN a) +-+cD 0_ 0_ 0 U ?I') g 0- O
L + . N
E a' mN ++ N N
L t0 w O -0 '
0 0 o U > cc o -- c o o °
a---+ W a) O • • CU C .0 W
> L L. L c6 = =CD >
QO 0 — 0LL_ Q000
,yM ye S3 .CMCY
; �Jj75 WD
co
�."` ay . �Y
a. . - rg- f , r . j, ,--,.-Z -.. rQ ia
r' s "' 'r sT>+ j rt n'Zl i ' L
'
Ft x 1 .k�4 tT y r , �� t � f7j 1 � r �A ( �x y . n+. , ' y
tto
-,p�, . �X r1 i Ci■
U)
O
■NEIN
111111110
a)