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Home My WebLink AboutRes 08-54 and 08-55 Alessandro Alley BID FY 08/09CITY OF PALM DESERT DEVELOPMENT SERVICES STAFF REPORT REQUEST: Approval of the Annual Budget for the Alessandro Alley Property and Business Improvement District for Fiscal Year 2008/2009 SUBMITTED BY: Ryan Stendell, Senior Management Analyst Stephen Aryan, Assistant to the City Manager DATE: June 26, 2008 ATTACHMENTS: Resolution Nos. 08-54 & OR-55 Alessandro Alley Property and Business Improvement District Management Plan Fiscal Year 2008/2009 District Map Recommendation: Waive further reading and adopt: 1. Resolution No. 08-54 , approving the annual levy for the Alessandro Alley Business Improvement District Annual for Fiscal Year 2008/2009. 2. Resolution No. 08-55, ordering the levy and collection of assessment for the Alessandro Property and Business Improvement District FY 2008/2009. Executive � summary: The Alessandro Alley Property and Business Improvement District was approved in July 1, 2006. The District was established to fund the maintenance of the proposed Alessandro Alley improvements. The City's Redevelopment Agency is currently in the process of completing the design and engineering for the improvements. Since the improvements have not been completed, there will be no expenses incurred by the District for Fiscal Year 2008/2009. The attached resolution allows the City Council to approve the annual budget (no expenses) and postpones the collection of the annual levy for Fiscal Year 2008/2009. Once the improvements are complete, the District will continue to be assessed for the maintenance of the improvements. Discussion: The Alessandro Alley Business Improvement District was established in 2006 for a five- year term and budget. The District is entering its third year of the five-year term. The District includes properties located on the north side of Highway 111 between Las Palmas and 300 feet east of Monterey Avenue. The alley improvements include the addition of parking spaces, landscaping, lighting, and block walls along alley. Alessandro Alley Budget FY 2008/2009 June 12, 2008 Page 2of2 The City's Redevelopment Agency is currently in the process of completing the design and engineering for the improvements. Since the improvements have not been completed, there will be no expenses incurred by the district for Fiscal Year 2008/2009. Once the improvements are complete, the established district will pay for services such as landscape maintenance, street sweeping, and parking lot lighting within the alley. Staff recommends approval of the attached resolution, approving the annual budget (no expenses) for the Alessandro Alley Property and Business Improvement District for Fiscal Year 2008/2009. Submitted By: Ryan Stendell Senior Management Analyst Department ' ead: Homer troy ACM for Developmerit Services Approval: Carlos L. Orte City Manager Paul Gibson Director of Finance ;;ITY COUNCIL APPROVED REC" IVED MEETING DATE 7ES. ABSENT ABSTAIN VERIFIED BY: Driginal on F TION: ile DENIED OTHER,.d a RESOLUTION NO. 08-54 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA, APPROVING THE MANAGEMENT DISTRICT PLAN FOR THE ALESSANDRO ALLEY PROPERTY AND BUSINESS IMPROVEMENT DISTRICT FOR FISCAL YEAR 2008/09 The City Council of the City of Palm Desert (hereafter referred to as the "City Council") does resolve as follows: WHEREAS, pursuant to the provisions of Property and Business Improvement District Law of 1994, Part 7 of Division 18 of the Streets and Highways Code of California (hereafter referred to as the "code"), and accordance with the provisions of the California Constitution Article XIIID conducted proceedings for the formation of the Alessandro Alley Property and Business Improvement District (hereafter referred to as the "District"), and the levy of annual assessment connected therewith; and, WHEREAS, on April 13, 2006 the City Council held a full and fair public hearing regarding the formation of the District and the establishment of annual assessments and the maximum assessments required to pay the maintenance and services of landscaping, lighting, refuse collection and all appurtenant facilities and operations related thereto for a five year period beginning July 1, 2006 and ending June 30, 2011 pursuant to the Code; and, WHEREAS upon conclusion of the public hearing of April 13, 2006 the City Council tabulated the property owner assessment protest ballots returned and by resolution confirmed that majority protest did not exist and by resolution approved the Engineer's Report and Management District Plan, appointed an Advisory Board for the District, ordered the formation of the District, and ordered the levy and collection of the first annual assessments; and, WHEREAS, pursuant to the Code, the City Council appointed the Alessandro Alley Committee as the Advisory Board for the District and this Advisory Board shall cause to be prepared an annual Management District Plan (hereafter referred to as the "Report") each fiscal year for which assessments are to be levied and collected, said Report shall be filed with the City Clerk and shall contain: any proposed changes to the District boundary; the improvements and activities to be provided; the estimated costs and method of assessment; the amount of any surplus or deficit; and contributions from other sources; and, 1 WHEREAS, pursuant to the Code, the Advisory Board has caused to be prepared a Report in connection with the District describing the proposed improvements, services, expenditures and assessments to be levied for Fiscal Year 2008/09, and filed with the City Clerk of the City of Palm Desert and the City Clerk has presented to the City Council such Report entitled "Management District Plan for the Alessandro Alley Property and Business Improvement Assessment District, Fiscal Year 2008/09"; and, WHEREAS, The City Council has carefully examined and reviewed the Report as presented, and is satisfied with each and all of the items and documents as set forth therein, and finds that the levy of assessments has been spread in accordance with the special benefits received from the improvements, operation, maintenance and services to be performed, as set forth in said Report; and, NOW, THEREFORE BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE DISTRICT, AS FOLLOWS: Section 1 The above recitals are true and correct. Section 2 The Management District Plan as presented, consists of the following: A. A Description of the District boundaries and all properties benefiting from the improvements and services. B. A Description of Improvements and services to be provided by the District. C. The Annual Budget (Estimates of Costs and Expenses of Services, Operations and Maintenance), D. The District Roll containing the Levy of Assessments for each Assessor Parcel within the District, Section 3 The Report as presented, is hereby approved and is ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection. Section 4: That the City Clerk shall certify to the passage and adoption of this Resolution, and the minutes of this meeting shall so reflect the presentation of and final approval of the Report and appointment of the District Advisory Board. 2 PASSED, APPROVED, AND ADOPTED this day of 2008. STATE OF CALIFORNIA COUNTY OF RIVERSIDE ss. CITY OF PALM DESERT I, , City Clerk of the City of Palm Desert, County of Riverside, State of California do hereby certify that the foregoing Resolution No. was regularly adopted by the City Council of said City of Palm Desert at a regular meeting of said Council held on the day of 2008 by the following vote: AYES: NOES: ABSENT: ABSTAINED: JEAN M. BENSON, Mayor City of Palm Desert RACHELLE D. KLASSEN, City Clerk City of Palm Desert 2 RESOLUTION NO. 08-55 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM DESERT, CALIFORNIA ORDERING THE LEVY AND COLLECTION OF ASSESSMENT FOR THE ALESSANDRO ALLEY PROPERTY AND BUSINESS IMPROVEMENT DISTRICT, FISCAL YEAR 2008/09 The City Council of the City of Palm Desert, California (hereafter referred to as the "City Council") hereby finds, determines, resolves and orders as follows: WHEREAS, on April 13, 2006 the City Council called and duly held a public hearing and property owner protest ballot proceedings for the President's Plaza III Property and Business Improvement Assessment District (hereafter referred to as the "District") pursuant to the provisions of Property and Business Improvement District Law of 1994, Part 7 of Division 18 of the Streets and Highways Code of California (hereafter referred to as the "Code") and the California Constitution Article XIIID, for the purpose of presenting to the qualified property owners within the District the annual levy of assessments and a maximum annual assessment over a five year period beginning July 1, 2006 and ending June 30, 2011, for the costs and expenses associated with the maintenance and operation of landscaping, lighting, refuse collection and all appurtenant facilities related thereto; and; WHEREAS, the landowners of record within the District as of the close of the Public Hearing held on April 13, 2006 did cast their ballots resulting in the approval of the District formation and annual levy of assessments related thereto; and, WHEREAS, the City Council, pursuant to the Code did by previous Resolutions form the District and approve a Management District Plan in connection with the formation of the District and appointed an Advisory Board that shall cause to be prepared an annual report regarding the District for the City Council's approval; and, WHEREAS, the Advisory Board has held a meeting for reviewing and approving the proposed budget for Fiscal Year 2008/09 and has prepared a Report in connection with the District for Fiscal Year 2008/09, and filed with the City Clerk of the City of Palm Desert and the City Clerk has presented to the City Council such Report entitled "Management District Plan for the Alessandro Alley Property and Business Improvement Assessment District, Fiscal Year 2008/09;" and, WHEREAS, The City Council has carefully examined and reviewed the Report as presented, and by previous resolution has approved said Report. 1 NOW, THEREFORE, BE IT RESOLVED, DETERMINED, AND ORDERED BY THE CITY COUNCIL FOR THE DISTRICT, AS FOLLOWS: Section 1 The above recitals are true and correct. Section 2 The City Council desires to levy annual assessments for FY 08/09 pursuant to the provisions of the Code. Section 3 Based upon its review of the Management District Plan, a copy of which has been presented to the City Council and which as been filed with the City Clerk, the City Council hereby finds and determines that: A. The territory of land within the District will receive special benefits from the operation, maintenance and servicing of the improvements and appurtenant facilities located within the boundaries of the District. B. The District includes all of the lands so benefited; and C. The net amount to be assessed upon the lands within the District in accordance with the proposed budget for the fiscal year commencing July 1, 2008 and ending June 30, 2009 is apportioned by a formula and method which fairly distributes the net amount among all eligible parcels in proportion to the special benefits to be received by each parcel from the improvements and services. D. The Assessments so described in the Management District Plan are consistent with the assessments so approved by the property owners within the District. Section 4 The Report and assessments as presented to the City Council and on file in the office of the City Clerk are hereby confirmed as filed. Section 5 The City Council hereby orders the proposed improvements to be made, and the levy and collection of annual assessments to pay for those improvements to be presented to the County Auditor/Controller of Riverside for Fiscal Year 2008/09. The County Auditor/Controller shall enter on the County Tax Roll opposite each parcel of land the amount of levy, and such levies shall be collected at the same time and in the same manner as the County taxes are collected. After collection by the County, the net amount of the levy shall be paid to the City Treasurer. Section 6 The City Treasurer shall deposit all money representing assessments collected by the County for the District to the credit of a fund for the Alessandro Alley Property and Business Improvement District, and such money shall be expended only for the improvements described in the Management District Plan. Section 9 The adoption of this Resolution constitutes the District levy for the Fiscal Year commencing July 1, 2008 and ending June 30, 2009. Section 10 The City Clerk is hereby authorized and directed to file the levy with the County Auditor upon adoption of this Resolution. PASSED, APPROVED, AND ADOPTED this day of 2008. STATE OF CALIFORNIA COUNTY OF RIVERSIDE ss. CITY OF PALM DESERT I, , City Clerk of the City of Palm Desert, County of Riverside, State of California do hereby certify that the foregoing Resolution No. was regularly adopted by the City Council of said City of Palm Desert at a regular meeting of said Council held on the day of 2008 by the following vote: AYES: NOES: ABSENT: ABSTAINED: JEAN M. BENSON, Mayor City of Palm Desert RACHELLE D. KLASSEN, City Clerk City of Palm Desert CITY OF PALM DESERT MANAGEMENT DISTRICT PLAN ALESSANDRO ALLEY PROPERTY AND BUSINESS IMPROVEMENT DISTRICT FISCAL YEAR 2008/O9 � PALM DESERT Public Hearing: June 12, 2008 � MuniFinancial Corporate Office O�ce Locations 27368 Via lndustria Anaheim, CA Suite 110 Lancaster, CA Phoenix, AZ Temecula, CA 92590 Los Anqeles Seattle, WA Tel:(951) 587-3500 Oakland, CA Tel: (800) 755-MUNI (6864) Sacramento, CA Fax: (951) 587-3510 Office Locations www.muni.com TABLE OF CONTENTS �VERVIEW............................................................................................ 1 Introduction 1 District Formation Process 2 DESCRIPTION OF THE DISTRICT .............................................................. 3 Description of the District Boundary 3 Description of the Improvements and Activities 3 Special Benefits of the Improvements and Activities 4 METHOD OF APPORTIONMENT................................................................ 6 Method of Apportionment Rationale 6 Parking Areas Improvements and Services 6 Method of Apportionment Calculations 6 Apportionment of Direct Costs 6 Apportionment of Indirect (Administration / Reserve) Costs 7 Total Annual Assessment 8 Annual Budget Adjustments 9 DESCRIPTION OF BUDGET ITEMS .......................................................... 1 O Direct Benefit Costs 10 Indirect Benefit Costs (Administration / Reserves) 10 Levy Breakdown 11 District Statistics 11 District Budget 12 APPENDIX A: DISTRICT BOUNDARY MAP ..............................................A-1 APPENDIX B: DISTRICT ASSESSMENT ROLL..........................................B-2 .1lamit 7nu�rcin! -- --- i Cth of Pubn I�e.rert �alr.r.ccr�rr/m/1/le��Pivf�erl� �urd Bu.rinerr/mf��t�emeilt I�Lrt�irt I•n��1.11unn�ea�e�i1 I�i.rhi�t 1'!an f•r.rcul�'em•2008/09 Overview Introduction The Ciri�c>f Palm llesert ("Ciri•") has established the Alessandre� �'1lle}• Properri� and Business Improvement District ("District"). The purpose of the llistrict is tc> pro�-ide funding for the annual ope:ration and maintenance of certain impro�-ements that c�nfer special benefits upc�n real propert�� t•ithin the boundaries of the llistrict. The District is pr�posed tc> ha��e a maximum term of fi�•e �•ears beginnin� in Fiscal Year 2006/U7 and ending in Fiscal Year 201(1/11. C)nce the term of the District has expired, the pr<>pertt� c>w•ners within the District have the abiliri� to renew the District fe�r up t<> another ten-��ear term as provided bt� current Calif<.>rnia law. The Cin' <>f Palm Desert Rede�•elopment rlgenc}� ("Rgenct�") currentl�� is in the process e>f installin}; and cc�nstructing �•ari<�us imprc>��ements tc� the parkin�; areas included within the bc>undaries of the proposed llistrict. The installatic>n and c<>nstructicm of the improvements w•ill be full�� funded b�� the �genc��. The annual operati�n and maintenance of thesc imprc.>�•ements are prc�posed tc> be funded thr�u�;h District assessments. The assessments are propc.�sed to be levied e>n the District parcels that benefit from the annual operatic�n and maintenance c>f these improvements. The District has been established and levied pursuant to the Propert�� and Business Improvement llistrict 1.au� of 1994, Part 7 of Di�•ision 18 of the Calif�rnia Streets and �ii�;hwa��s Code ("Act"). Pursuant to the �'1ct, a majorin� c>f propern� owners, wei�;hted b}� assessment do]]ars �ti�ithin thc llistrict, submitted a signed petitic�n requesting formation c>f the District. The District has been fr�rmed, and a maximum assessment appro�•cd, b�� the pre�pert}� c�«�ners through an assessment ballc�t proceeding, conducted accc>rding tc> pro�•isic>ns of the Califc>rnia Cc>nstitutic�n �'lrucle �lIID ("Pr�p<>siuon 218"). Pursuant tc� the Act, the C�uncil mati� prop�se to annuall�� le«� and collect assessments to prc��-ide funding for improe•ements and acti�•iues authorized within the District fc>r a peric�d of fi�•e �•ears (Fiscal Years 20OG/07 through 2010/2011). This �1ana�ement llistrict Plan ("Plan") describes the prc>posed District, imprc��•ements and acti��iues, method of appc>ru�nment, special benefit anal��sis, boundaries c�f the llistrict, the proposed bud�;ets, and the maximum assessment tc> be appro�•ed fc>r the fi�•e-��ear duratic.>n of the District. The proposed assessments are based on the esdmated cost tc� prc>�-ide the impr��-ements, acti�-ities, and �perauc�n that pro�•ide a direct and special benefit to pr�perues within the llistrict. The costs c>f imprc��•ements, acti�-ities, and operadon include all expenditures,dcficits, surpluses, revenues, and resen�es. The �vc�rd "prc�pert}�," for the purposes of this Plan, refers tc.� real properri• situated ��ithin thc: District, and idenufied as an indi��idual propert�� or parcel assigned its �nti�n Assessment Parcel :�iumber b�- the C�unt�� f Ri�-erside Assessor's C)ffice. The Cc�unt�� f Ri��erside ��uditor/Ccmtroller uses Asscssment �umbers to idenufj�, on the taY roll, parcels and prc�perdes assessed fc>r special district benefit assessments. _ —_... ----.. --- --... _ _ _ ---- -- :Iltrrrit•innneiu! Pu�e 1 C:rl7�oJ 1'a/m 1)e.cert �9le.cra�rdro:3lle�•Pro/�e�77�artr!Bu.rnte.cr 1m�ror�emerll l�i.rt�irt 1•inu/.1lurrq�emcnl 1�i.rJrrct PImJ I�r.rtul)enr 200X/09 District Formation Process A written j�eution c�f the propert�� c.�«�ncrs ��ithin the District, representin�; m�re than SO percent c>f the propc.>sed llistrict assessment tc� be le��ied, u•as submitted tc� the (;in� Cc�uncil t� initiate f<>rmaUc�n pr�ceedin�;s. The Ciri• Council initiated proceedings f�r the f�rmation c.�f the District b�� ad�ptin� a resoludon expressin�; its intenuc>n to fc>rm the District. The resc>lution c>f intention cc�ntained the <�riginal I�1ana�;ement District Plan and the time and place of a public hearin�;cm the establishment of the District and le�•�� of assessments. ��'ithin not less than f��rt}•-five (45) da}•s and not mc�re than ninet}� (90) da}�s of adoptin�; thc resc.>luuon c>f intenuc>n, the Cin� C;c�uncil held a public hearing on the mattcr c�f formaac>n, and caused nc>dce to the prc>pert}� c>�vners pursuant to Sectic�n �49'i4.G of the Go��ernment Code. Public nc.>uces and assessment ballots (prc�pert}� c>wner prcrtest ballots) were mailed to each propert�� owner at least 45 da��s pri�r tc� the public hearing pursuant tc> tlrticle X111D c�f the California Constituuon. �'1t the public hearin�, the Cit�� Council pro�•ided the public and pr�pertt• o�;�ners an oppe�ttunit}� tc� provide c>ral prc>tests and written protests prior to the adopti�n of the: �fana�;ement District Plan and the final I:n�;ineer's Report. Pursuant tc> the Califc�mia Constitudon Arucle �iIIID, the Cih� Clerk or its designated alternate tabulated propern' cnvner assessment ballc>ts recei�•ed frc>m properri� o�vners and determined that majc>rit}� pr<�test did nat exist. Pursuant tc� the �ct, the Ciri• Council shall appoint an (htimer's rlssociauc>n ("Asse>ciation") for the District. This Associatic�n shal] make rec<�mmendations tc� the Cin� Council on the eYpenditures of revenue deri��ed from the lev}� of assessments and c>n the classificatic�n of prc>perues as applicahle. This Association shall cause tc.> be prepared a report each fiscal }�ear fc>r �vhich assessments are to be le�•ied and collected. Said annual repc.>rt shall be filed with the (:it�- Clerk and shall ce�ntain: an�� prc�posed chan�es to the district bc>undar}; the imprc�t•ements and act�vities t� be pr��•ided that ��ear; the estimated costs for that ��ear; the methc�d of assessment; the amount e�f an}- surplus c�r deficit; and cc>ntributic>ns from c�ther sources. The Cit�• Cc�uncil ma�� apprc>�•e the report as submitted or as modified. _ -- -- -- - _ � � .11uniFrirmannl I a e 2 Ci1��of Pv/n�l)e.a��y �9le.r.rundra Alle� 1'm�e�77•und lju.ri�te.r.r Inij�rovemeitt 1�i.rtrir! 1�7nnl.11uiTn�enre�lt I)i.rlrlct Plarr £•r.rral Yew•200$/09 Description of the District Description of the District Boundary The District consists of all parcels l�cated in the ce�mmercial business area kno��n as the Alessandro Alle}• within the Cin' of Palm Desert, Cc.�unri� of Ri�-erside. The District includes t��•ent��-n��c� (22) assessable commercial parcels. The bc>undaries �f the llistrict are in the southwest area of the Cit�� and the parcels therein are };enerall}� l�cated \orth c>f Iii�;hwa�• 111 and Palm Desert Dri�-e �orth; generall�� S�uth c�f San Ge�r};onio ��'a�•; adjacent t� and South c�f rUessandr� Alle��; adjacent te� and ��'est e>f Las Palmas �1�•enuc; and generall�� i;ast c�f l�fontere}• A�enue. Description of the Improvements and Activities In an effort t� enhance and imprc.��-e business e�ppc>rtuniues and the appearance c>f the area known as the Alessandre> r111e��, the Agenc}� currentl�• is prc��•idin� funds fc.>r the reno��atic.�n and capital impro�•ement <>f the parking areas and landscaped areas related to this cummercial business center. In conjunctic�n ��ith this renovatic�n, Alessandre> r�lle�• Propert�� and Business Imprc��•ement District has been formed to pro�-ide and ensure the c�nunued c�perati�n and maintenance e>f the impr�vements after the renovauons have been completed. ,�II the properties �aithin the District receive special and disunct benef ts fr�m the impro�•ements and activities to be fundc:d through the assessments. The impro�-ements include all necessan' acu��iues, sen-ices, operation, administration, and maintenance reyuired t� keep the impro��ements in sadsfactor}� condiuc�n including all necessar�• lab�r, material, and eyuipment. The sen�ices ma�� include, but are n�t limited to, regular maintenance, repair, remo�•al c>r replacement c�f all or an}� part c�f the imprc��•ements including remo�•al of trimmin�s, rubbish, debris and other sc>lid waste; and, providin� for the growth, health and beltrtt• c�f landscapin�; and lighting including culr��ation, trimming, s�ra}�ing, fertilir.in�; c�r treat�n�; f�r disease �r dama�;e as ��ell as suppl��in� necessar�� irri�;ation and electrical ener�•. The specific impro��ements and activities include: • 1'urk.in,� area land.rca�ed urea.r: including but nc�t limited te.� grc�und eo�•er, shrubs, trees, plants, irrigation and drainage s}•stems and associated appurtenant facilities. • Panh.in� area li�`itzrr�facilitie.r: includin�; but nc�t limited t� bulbs, fixtures, pc>les, wirin�;, and electrical energ��. • I�ebri.r remnvul.• induding but not limited tc� re},rular mechanical s�veepin�; of the parkin�; arc:as. The costs assc>ciated with the impro�•ement.s are eyuitabl}' spread amon� all benefiung parcels �vithin the: District utilizing the method of a�pc>ruc�nment described in the Secticm, ":�Iethe�d of rlpportionment", of this Plan. The total funds cc�llected shall he dispersed and us�d fc.>r�nl�� the scn-ices and operations pro�•ided to th� District. ---......-- ----- _-- ---------- --- ___ -- -- _ - .11anil•rnnnrra! PuXe 3 Crt7 of Palin l7e.m�Y �'1/e�.rmub•n A//e� 1'rof�e�Y��a�u!Bu.rnre.r.r Ivnrror�emerrt l�i,rtnct 1•rilul.11uau{rn�en!I)i.rlrirt Plan I�r.rcal)'enr 200R/09 Special Bene�ts of the Improvements and Activities All assessed prc>perties tvithin the District recei�•e special benefits from one c>r more of the improi�ements and activities funded through the llistrict assessments. In specific, the li�hting & landscapin� amenitics within the parl:in�; areas, als�, the rc:�;ular sw•eeping of the parking areas. 'fhe specia] benefits of lighting (parkin� area lights) are the com�enience, safet�•, and securin• c�f propern•, impro��ements, and goods. Specificall�-: ]. Enhanced deterrence c�f crimc: and the aid to police protecuc.�n; 2. Increased nighttime safet�� for patrc>ns and emplo�•ees; 3. Imj�rc.>ved ��isibilin� fc�r pedestrians and mc>tc�rists; 4. Impro�•ed in�,rress and e�;ress t� prc�pert}•; 5. Reduced �•andalism and other criminal acts and dama�;e to impro�•ements c>r propert��; G. Enhanced aesthetic appeal of the parkin�; area and the properties that are assc�ciated with the parkin�;area; 7. Increased prc�motion c�f business acu�•ities and c�pportuniues during ni};httime hc>urs. The benefits associated u�ith the impr�vements u�ithin the parkin�;areas are specificall��: 8. Impro�•ed acsthetic appeal �f the parking area and nearb�� parcels; 9. Imprcn�ed dust cc>ntrol; lfl. F,nhanced adaptation c�f the urban en��ironment u�ithin the natural em�ir�nment; 11. lmpro��ed traffic circulatic>n; 12. A pc�sir.i�-e representatic>n c>f the businesses within the District; 13. Centralized locations fc�r refuse cc>llecuon faciliues. Parking area s�yeepin� is an essential and necessar�� acuviri� for all prc�perdes, parucularl�� commercial properues. This imprc��ement is funded throu�;h the assessments solely fc�r the special benefit c>f prc>perties within the District. The benefits assc�ciated «�ith this service is: 1. I;nhanced aesthetic appeal c�f the parking area and the properues that are associated �t•ith the parkin�;area; 2. Impr��-ed dust c�ntrc.>l. The c>n-goin� operauon and maintenance c>f the landscapin�;, lighun�; and s�veeping imprcn�ements pro�•ide no measurable �;eneral benefit to �ther properties c�utside the llistrict --...... --- -... _ _._...__-- -----...___ — -----��— Jlruul•innncinl 1 u r 4 Crty �/Pnlni 1)e.rert /1le.crundro r9llep Pmre�7� ra�rrf F3u.rine.c.t Inrrmrenient Ui.rhid f-trtul.l�mra�enreut I�irbict PInr1 �•�J«,i��eu,��nox/o� �r tc> the public at large. Therefc�re, these impro��ements and the cc�rrespc�ndin�; assessments ha�-e been identified as 100`%� special benefit to parcels within the District. ------....... . - -.._....... ---- -........— --.._... - .�IIN111I'i11O17f1�11 Pn�e 5 Crt7�n/1'nbn I�e.rerl �'lle.r.rcu7rlro�9/le}�1'�r�f�ert7-a�td Bu.rinet.r In�j�rncrmrnt 1)i.rhid [•rnu/.11unu�ement l�rrt�ict Plun 1�7.rcrrl Y eur 2008/09 Method of Apportionment Method of Apportionment Rationale The cc�sts c�f the District impr<>�•ements ha�-e: each been apporuoned b�• a fc�rmula and method that fairl�� distributes the net amc�unt to be assessed amc>n�; all assessed parcels in propc>rtic>n to the estimated special benefits tc.� be recei�•ed bt� each parcel frc>m the improvements. Parking Areas Improvements and Services rVl assessed parcels within the �'1lessandro Alle�� PB1D ha��e use of, and access to, parkin�; facilities (�arkin�; spaces) that pro�•ides access, parking, and deliven' areas for the businesses and parcels ��ithin the District. 'I'he parl:ing spaces are lc>cated alon�;side the assessed parcels within the PBID and are adjacent to Alessandre.> Alle��. Althe�u�;h the parking spaces are nc>t in a centralized facilit��, the}• can be used and accessed b}� all properties within the District. I�c.>we��er, it can be reasonablt• expected that parking faciliues cle�sest tc� each assessed parcel will be used fc>r accc:ss t� each such parcel. In determinin�; the methc�d c�f appc�ruonment for these imprcf��ements, each parcel's benefit is based on access t� the parkin�; areas adjacent to, and ass�ciated with, each parcel. Therefe�re, it has been determined that a fair and reasonable reflectic>n <.>f each parcel's benefit for the parking areas imprc>�•ements shall be based on the apprc>ximate fr<�nt foota�e adjacent tc> the parkin� areas. The parcels within the District front Alessandr� t111e}� and the parkin�; areas are c�n c�nl�� c�ne side (north side c�f the prc�pert��). Tc> ensure a reasonable and equitable appc>ruc>nment of special benefit, parcels are c>nl�� assessed for their front fc>otage al�n�; the n<>rth side e>f their�ropert}• adjacent tc� the parkin�;areas. Method of Apportionment Calculations The Tc�tal llirect Ce�sts c�f the parl:in� areas impro��ements and ser�•ices are apportioned to each parcel ��•ithin the District based on each parcel's frc>nt fcx�tage adjacent to the parkin�; areas in linear feet. In additic>n tc� a parcel's Total llirect Cost, each parcel is assessed fe�r District administratic.>n expenses, a resen•e fund collection, and a parking areas maintenance fund. The Indirect (:osts for each parcel ha�•e been appc>rtic�ned in the same manner as Total Direct Costs. Therefore, each parcePs Tc>tal �lnnual ilssessment is the sum c>f its prc>pc>ruc>nate sharc of thc Total Dircct Cc�sts and Tc�tal Indirect Cc>sts. Apportionment of Direct Costs The Tc�tal llirect Costs estimated for par{:in�; areas impro��ements and sen�ices (maintenance) are hased c>n the esumated annual cc>sts tc� maintain the landscapin�, li�;hun};, ---- ----....... ---------- -------.._.............._._�_�-- .�IIN/1lF'U!(1J1C1GI 1 n e G Crh o/Pabn I�e.rert /lle.r.rn�idro�91le� Prr�f�erh-and Ru.rine.cr Imrroa�rmei�t l)irtnct I•7na1.11nnnkenreirt I�ittritt Plnn I•7.rcal y�cur 2008/09 and mechanical s�ti�eeping of the parkin�; areas u�ithin rllessandro Alle��. This Tc�tal Direct C�st, di��ided b}� the sum c�f the linear fr�nt fo�ta�e of all parcels within the District, establishes a rate per parcel linear foot. This rate muluplied b�� each parceYs front foota�e eyuals the parcel's proportionatc: share c.>f the parking areas maintenance costs (rounded to the nearest even penn��). The plans propc�sed for construction of imprc>vements are fc>r a be�;innin�; date in I�all 20�7 and cc>mpleticm b�• earl�•2008. Currentl�� the improvements ha�-e nc>t }�et been completed and assessments ��•ill nc�t be cc>]lected unul Fiscal Year 2009/10 �r whc:n imprc>�-ements are complctc. The rates pre��-ided belo�� are the maximum allc>�vable and actual prc�pc�sed assessment rates fc�r Fiscal Year 2008/09 c�nl��. Please refer to the llistrict Bud�;et ('I"able 4) fc>r future assessment rates. Direct Cost Rate Calculation Total Direct Cost / Total Front Footage = Rate per Linear Foot Rate x Parcel Front Footage = Direct Cost Assessment Component Table 1 lists the proposed 1�1' 2008/09 direct cc�sts and cc�sts per linear fc>�t. Table 1: Direct Cost Proposed Assessment and Rate Proposed Proposed Rate Direct Costs (per Front Footage) for FY 2008-09 for FY 2008-09 Third Fiscal Year Maximum $ 14,747 $ 8.400 Third Fiscal Year Actual* $ - $ - 'District will not be levied for FY 2008-09 Apportionment of Indirect (Administration / Reserve� Costs Tc> ensure the impro��ements, acti��ities, and services pro�•ided and funded thrc>u�;h the District are cc>ntinu�d, each parcel will bc: assessed for administrati�•e and resen�e costs. These include all expe:nses related to t.he administrati�n of thc District as well as the c�lle:cti�n �f mone�• to��ards a Parl;in� Areas :�4aintenance Fund and an Operavn�; Resen�es Fund. For Fiscal Year 2007-08, the Resen•e Fund Cc�llections were sli�htl�� under thirtt�-ei�;ht percent (37.69'%n) c>f the annual Te�tal District Ce�sts. Fiscal Year 2(108/09 will not be lee�ied due tc.> the impr�vements n�t bein� c�mplete. For I�iscal Years 20O9/1(1 thrc�ugh 201O/11, _.._.....__._.........._._....._..------ � .��NIIlF'i/i�J11C![lI 1 a�e 7 C.rt7-a/Pnbn I�e.cert i9le.ccm7drn.•1llep 1'mf�erY7�und Butine.r.r Imf�rr,t�enre�tt I�i.rind I�rnal.�lnnq�e�nrnt Uirtrlrt Plan 1-irrull�eu,-2008/OJ the Reser��e Fund Collecdc>ns are prc>pe>sed to be under twenri�-seven percent (26.`iO'%) of the annual Total District C<>sts. Similar tc� the met.hc>d of appe.�ruc>nment fc>r Total Direct Costs, the District's indirect cc.>sts are apportic�ned to each parcel based on each parcel's fr�nt foota�e. The rate pr��ided belc�w is the maYimum allc>��able rate for I�iscal Year 2008/(19 c>nl�•. Please refer tc.� the District I3ud�;et (Table 4) for future assessment rates. Indirect Cost Rate Calculation Total Indirect Cost / Total Front Footage = Rate per Linear Foot Rate x Parcel Front Footage = Indirect Cost Assessment Component Table 2lists the pr�p<.�sed �Y 20U8/�9 indirect costs and ce.�sts per linear fc>c�t. Table 2: Indirect Cost Proposed Assessment and Rate Proposed Proposed Rate Indirect Costs (per Front Footage) for FY 2008-09 for FY 2008-09 Third Fiscal Year Maximum $ 6,578 $ 3.740 Third Fiscal Year Actual $ - $ - 'District will not be levied for FY 2008-09 Total Annual Assessment Fach parcel's Te>tal Annual Assessment is the sum �f its prc�pc�rtionate share c>f the llistrict's Direcr Cc�sts and lndirect Costs. The preceding descri�t��n c�f the method c�f appc>ruc�nment c>utlines the estimated cc>st and rates applied for the District in fiscal ��ear 2008/09. The rates pro�•icled belc.>w are the maximum allc��vable and actual prc>pc�sed assessment rates for Fiscal Year 2008/09 cml��. Please refer tc� the llistrict Budget (Table 4) for future assessment rates. Total Cost Rate Calculation Direct Cost Rate + Indirect Cost Rate = Total Rate per Linear Foot Total Rate x Parcel Front Footage = Total Parcel Assessment ---... ----- -._.... -- --.... ---.. _.. -. .j�tU71I'711U11flQJ Pq�e X Cil7 0�Pulni I�r.reiY ,'l�e.r.rmlrlro��/lr•p Prr f�eiY7 nnd Reecine.r.�lmf�rot�emei�t Di.rhirt F•aral:llnirnqemeut l�i.rtnrt Pla�� I�rrcal�'rar2008/0) Table 3 lists the proposed FY 2008/09 total cc�sts and costs per linear foot. Table 3: Total Cost Proposed Assessment and Rate Proposed Proposed Rate Direct Costs (per Front Footage) First Fiscal Year for FY 2008-09 for FY 2008-09 Direct Costs Maximum $ 14,747 $ 8.400 Direct Costs Actual* $ - $ - Indirect Costs $ - $ - Total Costs Maximum $ 24,825 $ 14.140 Total Costs Actual" $ - $ - 'Distnct will not be levied for FY 2008-09 Annual Budget Adjustments I�or the initial fi�•e }�ears of the PBIll, annual assessments ma�� be adjusted by the Alessandre> Alley PBID Ass<�ciation up to three percent (3°/�) per �•ear. Actual annual adjustments ma}• range frc�m zer<� percent (U`%) to three percent (3`%). Adjustments ma�� differ from }�ear to ��ear depending on the sen-ice needs identified by the �'1ssc�ciation. In an�� e�-ent, assessments w�ill not exceed the levels illustrated b}� the District Bud�;et (Table 4). i�m• annual bud�;et surplus or deficit will be accrued intc> the follo��ing }•ear's I'B1D budget. ilssessments �vill be set accordin�l}�, ��ithin the cc�nstraints of the annual adjustme:nt, tc.� adjust for surpluses or deficits that are carried fon��ard. ---- ------._.... ---- ---.......... ... . - --- .1lw,�rFrnancial Pn�e 9 C.r17 af Puln�/�e.rei� l]lerru�rrlrn A/h�p]',r�perr��n�Tr/Ru.�ineld Illl�l'Gi�ement 1)r.rhict 1-7nu/.1larru�ement 1)i.rtntl P/a�t 1-ueul)ear2008/09 Description of Budget Items In Table 4 Direct Bene�t Costs • Land.rcape ,llaintenance: lncludes all re�,*ularl�• scheduled labor, material (e.�. pipe, ferulizer, insecticides), and eyuipment required tc� pre�perl�� maintain and ensure the satisfactc.>n� condiuon of all landscapin�, irri�ati�n and drainage s}�stems, and appurtenant faciliues. All landscapin� impr�vements v��ithin the: District are contracted for maintenance and sen•ice on a re�;ular basis. The frequency and specific maintenance and c>perations requircd «�ithin the District will be: determined b�� Cin� staff. The landscape maintenance area is approximatel}• 10,000 square feet. • I.and.rcape Pn�rrin�:Includes all regularl}� scheduled labor, material, and equipment required to properl�• maintain and ensure the satisfacte�r�• ccmdiuon of all trces including palm trees, and appurtenant facilities. All landscaping improvements u�ithin the District are contracted fr�r maintenance and sen�ice on a re};ular basis. The fre9uenc}� and specific maintenance and operatic�ns required within the District ��ill be determined b}� Cit�� staf£ There will be approximatel�• 45 trec:s tc> be maintained. • Lanrlrcape Water.• Utilit}� ce>st to furnish water for reyuired landscape irrigauon. The landscape maintenance area is apprc>ximatel�� 10,000 syuare feet. • 1 i�liti�r�:1"he furnishing of electricin� reyuired fc>r the operation and maintenance of the li�;htin�; faciliues. The Cit}� contracts for the furnishin�;of its electricit}� fc>r street lightin�;, which includes normal maintenance and bulb replacement. This cc>st does not include repairs c>r replacement of damaged facilities due to vandalism, accidents c�r storms. There v��ill be apprc>ximatel�� 30 street lights to be sen�iced. • .S�u�ee�in� .S'en�ice.r: �X'eeklt• deaning <�f the parkin�; areas and gutters usin�; a contracted, mechanized se r��ice. • 1�r�rdsca�e Kepair.r/Il'{bti�t�: This it�m include:s repairs that are n�t normall�� incluclecl in the �•earl�� maintenance cc�ntract cc�sts. This ma�� include repair of dama�;ed amenities due t� ��andalism and storms, as �vell as planned upgrades ��•hich cc>uld include replacing plant and li�;hdn�; materials or reno��ation of irri�;atic�n and lighting s}•stems. Indirect Bene�t Costs (Administration / Reserves) • Ui.rtnct /ldmini.rtratinn: '1"he cost t� all departments and staff of the Cit}•, for prc>��idin� the cc�ordinatic�n of District sen•ices, e��eratic.ms and maintenance c�f ---- --.. ..... ---------- ----...... . ........_. .'11unil•rira�trinl Pa{e 10 C.rt� nf Palni 1��.rert �11er.randro��//r}�Prr�f�er� a�rd Burine.r.r In�proz�enie»!Ui.rtrict I•nrul.l l urrq�cmen!1)i.rtrirt P/mJ I•t.rtu/)�eur 200X/0) the District, respc>nse to public concerns and educatic�n, and procedures assc�ciated ��•ith the le�-t� and collecuc>n of assessm�nts. This cost alsc> includes cc�ntracting ��ith professic�nals tc� pr��-ide additic�nal administrau�-e, le�;al, �r en�;ineerin�;sen�ices specific to the District. • Operatin,� Ke.re�r�e r�unrl.• The C)peraung Resen-e I�und prc�vides fc>r cc�llection �f funds to operate the llistrict, for each fiscal �•ear, fr�m the time peri�d c>f Jul�- 1 throu�;h Januar}� «�hen the Counri� provides the Cin� with the first installment of assessments collected from the propc:rri- ta� bills. The Operatin�; Resen-e Fund eliminates the need fc>r the Ciri� to transfer funds frc�m non-District accounts tc� pa�- fc>r District charges durin�; the first half c�f 1�Y 2009/10 t.hrou�h FY 2010/11. • Park.irt� /�rea.r lllai��tenance Frrn�l• The Parlcin�; Arc:as ��faintenance I�und pro�•ides funds fc�r the sealing and re-striping of the parking areas after the fourth ��ear of the term of the District. These funds are pr�posed to be held in resen•e until such time as the sealin�;and re-stripin�;are required and there are sufficient funds to pa}• for their cc�sts. • In.rurance.•This line item suppc�rts insurance costs fc>r the operatic>n c>f the llistrict. Levy Breakdown • 7otall�istrict C.�n.rt.r:This is the sum total c.�f all budgeted Direct and Indirect costs. District Statistics • 7otal Purce%r:"I'he total number of parcels ��•ithin the District. • Total Purcel.r to Ler��: The total number of parcels �i�ithin the llistrict that u�ill be assessed. There are currentl�• no esempt parcels within the District; howe��er, non-assessed lots c>r parcels ma}• include easements, cc>mmc�n areas, and parcels ��ithin the boundaries of the District that dc.> not benefit from the impro�•ements. • %otall'ront t��otcr�e (Purkin��9rea.cJ:`This is the sum tutal c>f the pareel frc�nt f��tage applied t� each parcel u�ithin the District. • I.er�� EZnte per I�irect Co.rt.r: This amount represents the Rate bein�; a�plied tc� each parcel's individual fr�nt. fc>ota�;e f�r Direct Costs. The Le«- Rate per llirect Cc�sts is the result �f dividing the esumated Tc>tal Direct Costs for that }�ear b�• the sum �f the llistrict's Tc>tal l�rc�nt I�cx>ta�;e. The rate is calculated to three decimal places. • L.ez�� IZate f�er Indirect Co.rt.r. This ame.�unt reprc:sents the Kate bein�; applied tc� each parcel for r�dministrau�•e C�sts, the Operating Resen-e Fund and the Parl:ing Are:as :�laintenance I�und. The Le�� Rate per lndire:ct Cc�sts is the result of di�•iding the esumated Tc.>ta] Indirect Cc>sts for that ti�ear b}• the sum of the District's Tc.�tal Front Fcx>ta�;e. The rate is calculated te� three decimal places. --... -- — - -._.. __.... _ - -- -- _...._.__. .Iluitil•e�runcral Pn�e 11 Cit��nJ Palni l�e.re�7 ;ale.crandro:1/le� Pi�if�ei7� und Bu.rirrr.cr Imfirorement 1)irtrlct I'uTul.11aiaaqenrenll)i,rtnct Plnn I•Zrcnl�'enr 200R/09 • Total Lea�� Kate fr�r Di.rhzct Co.rl.r:This is the sum total of the Le�•�� Rate per Direct Cc>sts and the Le�-�• Rate per Indirect Cc>sts. The rate is calculated to three decimal places. District Budget The District Budget shcn�•n on the f�ll�v�•ing table (Table 4) lists the esdmated c�sts c�f pro�•iding the �•arious impr��-ements and sen•ices ��•ithin the llistrict. 1"he cc�sts and the resuldn�; rates fc�r Fiscal Year 20�8/09 through I�iscal Year 2010/11 are based c>n the estimated cc>sts tc> prcn�ide the imprc��•ements and sen�ices fe�r each }'ear, adjusted for the three percent (3%�) inflauc>n factor. The Assc>ciation, appointed b�� the Cit�� Council, �vill annuall�� re�•iew• the llistrict cc�sts and make recc>mmendations fc>r an}� changes or adjustments tc� the bud�;et. Changes to the bud�;et could result in changes to the annual assessment but the resultin� total assessment ma�� not exceed the makimum rates establishc:d in the Plan ��ithout first �btaining prc>pert}� �wner apprc>val throu�;h assessment. ballc�ts. -------._...... _.._ ,11unil•7nunriul _ Prr�e 12 C7/��nf Pulm 1)e.reiY fllrcrm��Iro i1//eJ Prof�ert��nnd Bauine.r.r/�nrrnre�nent I�ittriU Fnia/.11r�i1aRemenl Di.diic!Plar� 1'rtcnl)'ear200N/09 Table 4: Five Year Budget Actual Proposed Maximum Proposed Assessment for Fiscal Years Assessment Budget Item FY 2008-09�'� 2006-07 2007-08 2008-09 2009-10 2010-11 Direct Benefit Costs Landscape Maintenance Costs $ - $ 4,500 $ 4,635 $ 4,774 $ 4,917 $ 5,065 Landscape Pruning $ - 2,250 2,318 2,387 2,459 2,532 Landscape Water $ - 1,700 1,751 1,804 1,858 1,913 Lighting $ - 2,250 2,318 2,387 2,459 2,532 Sweeping Services $ - 1,500 1,545 1,591 1,639 1,688 Landscape Repairs/Lighting - 1,700 1,751 1.804 1,858 1,913 Subtotal Direct Costs $ - $ 13,900 $ 14,317 $ 14,747 $ 15,189 $ 15,645 Administration/Insurance DistrictAdministration - 3,000 3,090 3,183 3,278 3,377 Insurance - 300 309 318 328 338 Subtotal Administrative Costs $ - $ 3,300 $ 3,399 $ 3,501 $ 3,606 $ 3,714 Reserve Funds Parking Areas Maintenance Fund - 3,500 3,605 3,713 3,825 3,939 Operating Reserve Fund - 2.700 2,781 2.864 2,950 3,039 Subtotal Reserve Fund Costs $ - $ 6,200 $ 6,386 $ 6,578 $ 6,775 $ 6,978 Levv Breakdown Total District Costs - 23,400 24,102 24,825 25,570 26,337 Balance to Levy $ - $ 23,400 $ 24,102 $ 24,825 $ 25,570 $ 26,337 District Statistics Total Parcels 22 22 22 22 22 22 Total Parcels To Levy 22 22 22 22 22 22 Total Front Footage (Parking Areas) 1,756.68 1,756.68 1,756.68 1,756.68 1,756.68 1,756.68 Levy Rate per Direct Costs $ - $ 7.920 $ 8.160 $ 8.400 $ 8.640 $ 8.900 Levy Rate per Indirect Costs $ - $ 3.520 $ 3.640 $ 3.740 $ 3.860 $ 3.980 Total Levy Rate for District Costs $ - $ 13.320 $ 13.720 $ 14.140 $ 14.560 $ 15.000 Operatinp Reserve Fund Balance Previous Balance 5,481 - 2,700 5,481 8,345 11,296 Ending Balance 8.345 2,700 5,481 8.345 11,296 14,335 Parkinq Lot Maintenance Fund Balance Previous Balance 7,105 - 3,500 7,105 10,818 14,643 Ending Balance 10,818 3,500 7.105 10.818 14,643 18,582 Maximum annual assessments for direct benefit costs,administrative costs and reserve fund collection are adjusted by 3%from the previous Fiscal Year for Fiscal Years 2007-OS through 2010-2011.The PBID Advisory Board will determine the amount of any actual increase for those years which may not exceed 3%per year. "�FY 2008-09 Improvements have not yet been completed therefore district will not be levied Sources:City of Palm Desert;MuniFinancial --._...... -- ----... -- -- .. - -. . -- .Ilunil•7iamacial P�r{e 13 Crh of Pr�bn l�rrrrt :31e.crurtdi��il!le}�Prof�ery� u�rd Bu.rrnerr lnrf�r�ir�enirnt I�i.rtnd 1•r�tul.11anu�enrent 1)i.rtrict P/nu I•t.rcul 1�cur 200X/OJ Appendix A: District Assessment Diagram The Alessandro r1lle�- Properri• and I3usiness Imprc��•ement District c�nsists of the parcels shown c>n the followin�;District Assessment lliagram. The �ssessment Dia�ram is based on the Count�� c�f Ri��erside's �lssessor's �1aps and identifies all the parcels c>f land u�ithin the proposed District. � � _ ,-- 6 � � � �� ° �� ; '� 33 ' ��e t� �� E �, � �� s��; �� .�� a Q �- � �� 6 �a�� sd �� R�3 � �e e i� aA��a4��! a 3�� °�� as �e = l�i�sg'� !� i •a� Q E�1p � ' s � •��} �■°�� a sa 9 �� z �i! � �� e�e , �!�l�� Q�� r $ � �� W � W 1 O � m a y.r �� E � f N Q N a ~ N�O � � � N � W A �'U � � /� � � � H � J�� a� Z N a o�w � I Q � p !� i �,Nj r r�a H � !j VH � Q Q W = a � �� o „u ' _ a � O r ... .. J O a : s�" � 0 � • � W A .- 1p r„ N i� i � � N W • � � J :�' O Q s�w i NY A31q1Mp� .�I NI7lI'111A1lCI[!I E3-1 Cih-�/Pubn 17e,rert ille:r.raitdro A//e� P�vj�ei7� n�1rl F3u.ri�re,r.r 1mj�rot�emen!l�i.rhicl 1•ri�nl.11ar1aqemenl 1)i.Urrtt 1'lnn I't,rral�eur200X/09 Appendix B: District Assessment Roll Parcel identification, fc.>r each lc.>t c>r parcel �ti�ithin the District, shall be the parcel as sho��m on the Counn� Assessc>r's i�1ap for thc: }•ear in��•hich the En�,nneer's Report is prepared. �1 lisung c.�f parcels assessed ��•ithin this District, alon�; ��•ith the assessment amounts, is included on the follo��•in�page. ___ _.... — - --. .19ruail�rirmlcznl � Pn�e 2 � 000 (ON a00000 � 00000000 (Oa00 (O O � � �t M � O (O O � � � N (O � � � V a0 00 � � � O � � 00 00 00 � O � N � 00 OD 00 � � 00 00 00 00 (O (D M � 00 � � � � � � � � � � � N � � M C'7 (D � V � � � � � V � N � N Oi 00 � a0 00 N f� I� N � a0 a0 O � �A a0 a0 00 00 CO (D a0 '— a0 a0 � ^ ^ � p E O � � � N N � � � � � '^ � � � •x Q N N N s � C �c {� � N1 � . � � �� o� � a y � � � � = .y � � ^ � � � � � � � � m o r �:� � w � � � � � � � � � � � � � � � � � � � � � � � � ' �- o +- � a � o � � p a� o0 S � � C � a = o �"' y N � ' � r +,�, N l}L � Q Q Efl C y O O O � O O O O O O V O O O O O O O O M O O 00 ♦+ O O O (O C� � O O O O � O O O O O O O O CO C'� O (D ` � � 000 r- (DMO000 � 000000000) � O (O � � O c0 (O CO � N � � � (D (O � 00 R CO (D CO (D N N � a0 c0 � i � � � � � � � LL � ` R ` r r r r r r r r r r r r r r r r r r r r r r N � c- � � r-- � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � � Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q � � � � � � � � � � � � � � � � � � � � � � � a = _ _ = = = = = x = = = = = _ _ _ _ _ _ _ _ � � c� c� c� c� c� � � c� c� c� c� c� � c� c� c� c� c� � � c� ' _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (q a0 a0 O (D a0 00 O O O O O O N O O a0 C� O O � O N O� (O o0 � a0 00 N � � (O N a0 0� � c'� M a0 V (D O� O O ! 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