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HomeMy WebLinkAboutRehab Strategies - Presidents Plaza Parking Area CITY OF PALM DESERT COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT REQUEST: REQUEST FOR DIRECTION RELATING TO VARIOUS REHABILITATION STRATEGIES FOR THE PRESIDENTS PLAZA PARKING AREA SUBMITTED BY: Ryan Stendell, Director of Community Development DATE: March 23, 2017 CONTENTS: Matrix of Survey Results Scanned Copies of Returned Surveys Aerial Image of Presidents Plaza Parking Area Recommendation By minute motion, direct staff to incorporate Option No. 2, which is a 15- to 20-year improvement into the Capital Improvements Projects for the upcoming FY 2017/2018 budget. Strategic Plan Objective Economic Development Priority No. 1 : Expand job and business creation opportunities. Action Step: Revitalize Highway 111. Look at creating a possibility of creating a "City Center"atmosphere. Staff believes to encourage growth and revitalization of the Highway 111 corridor the City must be an active participant. Assistance with providing large blocks of attractive and efficient public parking will serve the City's interest with regard to the redevelopment of the Highway 111 corridor. General Plan Objective Chapter 10 City Center Area Plan: The intent of this Chapter of the General Plan is to create an in depth plan aimed at establishing a true city center within Palm Desert by creating a framework, design objectives, and implementation techniques for future development. Staff Report Presidents Plaza Concept Options Page 2 March 23, 2017 Goals and Policies 3.6 Parking Strategy: Encourage district-scale and shared parking strategies while discouraging new surface parking lots. Finding a long term solution to the Presidents Plaza Parking area will serve the goals as listed in the General Plan for providing large scale shared parking lots. Background Presidents Plaza is a privately owned, shared parking facility serving property owners along Highway 111 and El Paseo between Portola Avenue and Larkspur Lane. The parking area consists of approximately 828 parking spaces with a public parking easement. The privately-owned parking area serves a large portion of Palm Desert's commercial core and the City has taken an active role in helping to manage it. In 2003, owners approved a Business Improvement District (BID) that levied a tax on each parcel around the parking area to fund annual operations. Unfortunately, this BID was not configured to collect adequate funding for needed improvements, including capital replacement of the asphalt surface, which has deteriorated to the point where complete reconstruction is needed. The City Council hosted a study session to discuss this parking area at its meeting of August 25, 2016. The Council directed staff to investigate development strategies that would allow for future expansion of the parking area including asking the property owners to gift the parking area to the City as public parking, revisions to the existing public parking easement, and assessment increases to cover the full cost of capital replacement. Based on the direction of the City Council, staff conducted a survey (copy attached) of all property owners in the area. The district is comprised of approximately 46 parcels, with 36 unique property owners. Discussion Staff received 16 responses to the survey, with varying degrees of support for participation in long-term maintenance of the parking improvements. This is not uncommon for this parking area, as the long-term involvement of the City leaves many owners believing this is a City-owned facility. Public outreach will be a large part of any option chosen by the Council with regard to the redevelopment of this parking area. Based on the survey results and in support of both the Strategic and General Plans, staff is proposing to the Council the following three options for addressing the Presidents Plaza Parking Area, one of which will ultimately be incorporated into the annual budget: Option No. 1: Heavy fog coat/slurry seal ($300,000 to $500,000). It has been asserted by several property owners that the City could simply slurry seal the entire Staff Report Presidents Plaza Concept Options Page 3 March 23, 2017 parking area as a way to enhance the parking area. Public Works staff has reviewed that concept and strongly recommended against that as the parking area is beyond its useful life and is in need of significant reconstruction. While this approach might seem to at least be a quick fix, staff believes that the improvement would be short lived as to be considered a waste of money. Option No. 2: Reconstruction of existing improvements ($5,000,000 to $7,000,000). This option includes a complete reconstruction of the parking area in approximately the same layout as exists today. It is unlikely the City could gain ownership of the parking area due to the complexities of ownerships and responses from the property owners (i.e. lienholder complexities, etc.). The proposed improvements would include: parking surfacing, utility modifications, landscaping, trash/recycling, ADA improvements, and potential technology improvements. The lifespan of a project of this nature should be 15-20 years with the appropriate maintenance activities. Option No. 3: Parking structure (cost unknown). The General Plan anticipates the need for large blocks of publicly available parking in order to achieve the desired result of a true City Center. While staff is hopeful that efforts will be successful in the long term, the demand for the existing parking improvements does not warrant a structure. Technology enhancements in transportation (i.e. driverless vehicles) and changes in vehicle ownership and use will also play a role in whether additional capacity like a parking structure is needed. Of all three of the above options, staff is recommending that the City Council direct staff to move forward with Option No. 2 as the most prudent for the long term viability of the commercial core. Analysis As stated above, the City recognizes that this parking area is extremely important to the long-term success of Palm Desert's commercial core. In the recently approved General Plan, Presidents Plaza is treated as an area of opportunity that could facilitate future development by providing large amounts of public parking, potentially through the construction of a parking structure. However, current parking demand does not warrant such extensive improvements. Given the condition of the parking area and the unknown timeframe for when a parking structure will be needed, staff is recommending Option No. 2 as the most prudent investment at this point in time. Fiscal Analysis Presidents Plaza Parking Lot improvement was listed as a project in a Bond Proceeds Funding Agreement with the Successor Agency to the Palm Desert Redevelopment Staff Report Presidents Plaza Concept Options Page 4 March 23, 2017 Agency and has been approved by the Successor Agency, Oversight Board and the State Department of Finance. The City has the authorization to utilize funds available for this purpose. Submitted By: Ryan Stendell, Director of Community Development Review Mark Gr e wood, P.E. Director of Public Works oore, Director of Finance Approval: auri Aylaian, City Manager v a Q N z v, o a� a N � v > m a ria lD ❑ N A-1 C) � N >- OJ r-I ai )- re 0_ 7" N h C] ..a 47 d ❑ CO Cr) 7- N N rn C C C Q ❑ 0 ++ a.+ ++ v) N OJ C) a d CI "FY OF PALM DESERT ��`�"' `' 73510 Fred Waring Drive Deuce � City of Palm k, Palm Desert, CA 92260 fi .�� Tel: (i 60) 346-0611 ,. N 3 iS,17 -.,�.1./� infc�;ii.pattn-cicscrt.c�r Community Deveiopmenf. PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES X NO 2. if the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES \ NO 3. if the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment: however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. A YES NO 9--y rr_ C_ ktV—' Additional comments: City o/Pelm Desert CITY OF PALM DESERT t gal i►► I A nl 3 0 2 017 • 73510 Fred Waring Drive R•.► +•/ Palm Desert, CA 92260 , :;.'.•;f Tel: (760) 346-0611 Community Development •'' info@palm-desert.org PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, Januarg 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to e City? YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including""minor repairs and maintenance? YES t%NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future c�3P+tal expenses so that parking surface conditions do not again deteriorate)o'their current state. YES G NO Additional comments: �l� C� CE)C A ck`/ `7)i�' (� r.%►,('.G14't�l I(�.lu T r o(Y f PV IS l u��., .c-l C�lv �. Poff- - `,`-�.. .-�.;N C. I. '1' l OF PALM DESERT City cf PaIm Uesen�/ as ' >' 73510 Fred Waring Drive Palm Desert, CA 92260 \\.t, i 7 ,,4',� j Tel: (760) 346-0611 .l\ 2 7 ?ri7 ��. ; infix,palm-desert.urg Ctnmmun'rty nunlnnmen'. PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities. would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? ✓" YES NO 2. if the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES c- NO 3. f the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES `./ NO Additional comments: I. 17 f 4/2-,w 4- /S / 4) 1Tv r7i-z2 757 %'_ C,ref -4-7- - -,vr Fv7'1 —i Z).rg ems, aw.r.4,7-s ,-9-r-v✓D l t ic/74 ,_S v4-0 /(i A-9-- /3 / r 70 "7e f' /U,IL 5," i-- 12/ //!/G (Tv f v -c7 te•-S . RV MANAGEMENT COMPANY Ple0 4ante Pant Dr.NE Rainbncice Is:anc WA 96110-1482 ��• ,. city of PoIm Demon ,r'. ��` CITY OF PALM DESERT , �?�+aw I 73310 Fred Waring Drive ;'�j� 2u11 f; b' � ' qT p 1 Palm Desert, CA 92260 ,Iti.rtI e.4 ��, � I Tel: (760) 346-0611 Cemmuntty t�eveiopme' �.'N 1 info lit palm-cicsert.org PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a compete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES (.7NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES LZNO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of aying annual assessments to fund operations, maintenance, and sta • cap! a rep acem ccount? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES NO Additional comments: fAiffel Ila4 (00P1)) wi hre°\1( db314 -7 wlmeC -Nisi The s 1 Oaf- on A4Crif4/104‘ ig- \ CIT1 OF PALM DESERT City of Palm Desert k ' f y` ` ,cy i � 73510 Fred Waring Drive 10�! 9 Palm Desert, CA 92260 ;.'N 27 2017 Tel: (760) 346-0611 info* halm-descrt.ur« Community Development PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES X NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES x NO 3 If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. X YES NO $e£ ADDrnaNAA-- cot,krt t-►S Additional comments: u.letn-ta Lttz-e N1CR-E _ tt-l'Fog.,YtATlohl VE4MtbINl� T itSr>e5StitENT., t MA i r-LItt .VtED 1,4 tkO k.a A,L[.e a t41T u.ib u SE-rib? A Np 1,4,1 14 WOO LT) $2.)tl t4bs.JE" e>v-INva_N*tt, a "'c UE t rnAtEs thl -t44E- MLoo T. Win oLD 'ta v E gE-t'CER urlp€RsrMN'D 1 Q r -r E Ttidcaelf 7 IWO/4r "T kft- ACu ►AT VLO V LA) t9EEt 1:of 'FVt' �E t'.AsPtT�l_ 041121ZOVEvlet-S . 1 VAOLA ' AL_' L.lkl< b vAtm..k _hlii4 L111 L PA9-14-.1r1(l Lo''CS SF Z�I~ rdt0 tz E r JJ n i T -rtisE'QES\CE►�T_ PL 7 f�_ d v.1 t•I EZLS. CITY OF PALM DESERT cmo1 9 3\51 Gestan 1: 73510 Fred Waring Drive 1 ..,_t „0 �,3 Palm Desert, CA 92260 r � �, � ` �� ' � Tel: (760) 346-0611 info(gr.paltn-descrt.org m�"��nevo1oPmv -- Co"' PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities. would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES _ NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES NO Additional comments: 10_ // 411' 44Y f c 1/GCl-0 /frimoh_ / Lt L1(_ /~)/1/6- cily 7/ AT /A) --/ /,,s �/� . �. , � ;- � CITY OF PALM DESERT "su,.:a. __ Syr t3 73510 Fred Waring Drive City of Palm Desert `� �'._.L. = ;ye Palm Desert, CA 92260 t ;.,._:‘,jyt Tel: (760) 346-0611 `� ��'��? .ij-1N 2 it :;_ii ��'. i infoial:palm-desert.urg Community Dcvelopmonc PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1 In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? ,;,,, ,.> I`' YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES V NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment: however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES X .NO Additional comments: '^ /?a 1_P tr�-r2 t. -(_; �_471../. --'.1.�2. �,-_/ / / ) - ,mot-7 . f-7„ 6�/f It�J!/I l/�ilLG �j P ( �.u�/ / ��- � ,i__,/zi,cr ,_,./z.,21,/;'„,,Lty),.-_4i 2,-Ze..))----1 j),,i ' -----,4 _,Z- //) ( i2�-3t AiL/�/1'.ij•1 Li Cny et Palm oena COMPUTER GALLERY JAN .z 3 2u171 NETWORK ENABLED SOLUTIONS Community DovelopMent January 18, 2017 Lauri Aylaian City of Palm Desert 73-510 Fred Waring Drive Palm Desert, CA 92260-2578 Dear Ms. Aylaian, Thank you for your letter of Jan 9 and the associated survey. I have been a long time property owner in the city as well as a business owner. I have participated in the city redevelopment plan as well as the long term vision of the city, so I am very familiar with various goals and plans as it relates to the El Paseo corridor. All of the proposed plans are very positive from my point of view. Regarding your survey, it is difficult to answer the questions you propose without a lot more information. In general, I favor a plan to fix the parking lot and understand that there will he h gher costs associated. It is the feeling of the property owners that the city has some liability for the repair of the parking lot as lot maintenance was part of the agreement. You have acknowledged that in your letter. How much liability and the proposed resolution is another complex discussion just based on the number of people involved. Regarding a parking structure, I think this is a good long term plan but have a number of questions and reservations as to how that would work. If donating the parking lot land to the structure improves my property value, then I am for it. If it has a negative financial impact then I am against it. It is difficult to give you a reasonable answer without a lot more discussion. I recognize you are on a preliminary fact finding mission and just need general answers, but it is a complex topic. For me, this building is part of my retirement portfolio, so anything that enhances the value and the rents is a good thing and I am for it. At some point this entire block should get swept up as a major development project based on the long term city plans. How all of this comes together is yet another complex discussion. I hope this gives you some feedback that helps you on your mission. I would be happy to meet with you to discuss this further. Feel free to contact me with question$or a meeting request. 7 Siiicer, tit- C; to ePopper, President 73-965 Hic-twAv 111 PALM Dr'SERT,CA 92260 760.779.1001 UAK 760.779.0771 www.computer-gallery.com irK--7, 7,---7. `�, CITY OF PALM DESERT City of Palm Desert - 73510 Prod Waring Drive 4.' �, { Palm Desert, CA 92260 Baru 2 3 L( i] �+' I Tel: (760) 34G OG11 '� 9' itifu;'a palm-Jesert.urg Community Development PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1 In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownersh ) interest in the Presidents Plaza parking area to the City? YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES NO Additional comments: MOO' City of Palm DEISM CITY OF PALM DESERT 73510 Fred Waring Drive Jr-11''4 2 Call k/ Palm Desert, CA 92260 Tel: (760) -dese11 Community DovelopMeta I intW palmrt.org PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid. self-addressed envelope by Friday, January 27, 2017. Your inout is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES NO 2. If the City owned and operated the Presdents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES X NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES NO • Additional comments: ko 0k\ ��'vy � c Ind ma's (S_ r 1'7- " ` irlere CITY OF PALM DESERT (/ • ,' ' ) 73510 Fred Waring Drive City Of Palm Desert k .,,,k.,_„, h `tjPalm Desert, CA 92260�,, .0 ,�;/ Tel: (760) 346-0611 JAN 19 2017 --fie- a� I info;a'Palm-dcscrt.org Community Development PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1 In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? ,, YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? YES ,- NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES t..-' NO Additional comments: '�_, `� CITY OF PALM DESERT rir i' -'''..a'v , f , I 73510 Fred u'arino' Drive CiryotPalmDesett b` = Y�,_h E Palm Desert, CA 92260 ;'';�t �y�� Tel: (760) 346-0611 JAN 19 2017 '" ��.� info't palm-dcscrt.ur� Community-Development PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? 7ES NO 2 If the City owned and operated the Presidents Plaza parking area as pubic parking, would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance'? 7- -(-YES NO i i 7 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would I adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. _YES _ (/_ NO Additional comments: v/1 L ik/ice!/ - 7—P r /%9y ,Sa--`-f� -% ,• f77n JF1 /�li(�r� l..rr i, i-s-2� ...'z �ir-1 i'-t'Wc-7"f'c-/ Tc? f1.jx;/f-/v r%'art'{ -f- / 1 I-- �T; �✓ ; �>.dJ- ' c / /Iir ' %1 r/'/i// �d-= _ `'' Ctty of Palm Desert �» �w ' � CITY OF PALM DESERT i?/ �- �l t 73510 Fred '' 2C17 r, �` Waring Drive E;!A`: y lrh p Palm Desert, CA 92260 y Tel: (760) 346-0611 Ccmmunity Development �,n $'e> infoCa palm-clescrt.org PRESIDENTS PLAZA PARKING AREA QUESTIONNAIRE/SURVEY Please return the survey in the postage-paid, self-addressed envelope by Friday, January 27, 2017. Your input is very important to us. 1. In return for a complete rehabilitation and future expansion opportunities, would you consider transferring your ownership interest in the Presidents Plaza parking area to the City? YES NO 2. If the City owned and operated the Presidents Plaza parking area as public parking. would you be in favor of paying assessments to cover annual operations costs including minor repairs and maintenance? V '( YES NO 3. If the Presidents Plaza parking area remains privately owned, are you in favor of paying annual assessments to fund operations, maintenance, and establish a capital replacement account? The establishment of such an account would likely double your annual assessment; however it would adequately fund future capital expenses so that parking surface conditions do not again deteriorate to their current state. YES YNO Additional comments: __ c(��- i,:1��i,-1 (� d �4� ';tipt tit') ��v_e (kbil EJ l.L tki- Cl((lit 1 'l VC(- jf (on a b ti F Kci\C� t c 1. � .��Y 1. � 5�l,l► ( t_ `(k ckt v( c) c -, t 5`)01 uf— con u f C30t,L( ( • ]'1ut f jIL ±4 1 , 4-ir. �i. ' 1 � � A •,. rri 1 O - '4 JOHN J NICHO_LS , N.) -i [ ;1 Tie �'I''WBS . UNITY. ' ... e CD au r r WORLDWIDE INC • • + E.r�• i ,�! IA HOLDINGS:l - Cr) CI) I 1.-. rt• ' I 1 '4 ! 1 4 *,,, •.,..• -- /4.::.. . ''...:. .. ,,. , i ..,- .. .., 1 1 . r- '-• - ,r0 i [.. - St�`!I 1� .ti HAMPTO •-.s. x.�„ o• • a0 I I E3' u•• 1 T t .. ,.,�' i=VAN° . I t.•. , V • h� -•. . ;x 'k ; AWILLIAM J t �} 4. '.' . r If :� ..• HID PETER N !i •:E r" i. 'i- ,r +" JOHNI J '- :CARLSON , EI •` =' M k. A NICHOLS - ...11 11 .1 7 73740 E LPASEO •• PETER N•- L/! i..4.-,t �%_• / !'FL , (RETAIL GROUP • ' ' CARLSON i .E 10111. �•" ;_i 73 750 EL -•SEO Tyaialan +: t. RETAILGROUP �J 1 A . 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