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HomeMy WebLinkAboutR08-Redevelopment Agency o 0 AGENDA ITEM INFORMATION SUMMARY o GENERAL INFORMAnON: fz- sWfed-1AJd M m.~ - (0 ~ R"ii. ""-('viJ,." T';it ~(!)CR Ext. 3tf37 t:t Willi I "4:3 PJoject ArIa SE I r-- -+ 7" C/ Budget Autho~ fto~ RDA MANAGEMENT REVIEW: OllIe Tit:.(~~ ~~>- "8--1-8'1 '8-// ClTYDEPA rvl.. ~~s O~=-L Depl Date 7- ??-!"f '1-17~7 CommlllH ,<//A , Meeting Datea ~/..-( y - 7 - 8"'7 Funding Rlqulr8mlllll. ,,( J ;{sO j 0 Q::) CommlsslonlCouncD Fdlng Dates 7-.z..y- Y,? CLEARANCES: Date V.I NlA ')-,;l '> - ~5 ?-/J-.~/rt 14,r, ~?I." !Xl IX! IX! 1[1 0 RDA COmml'lH IICOIrlmendatlon ol-WtM. L f~ UiI1<t'l16- 7- 6 - r? 101'1 S INFORMAOONAL DAtA FORWARDED TO CITY DEPARTMENTs/COUNCIL OFFICES: Sent to Mayor's 0II1ce CouncIl Ward Council Ward CouncIl Ward Council Ward Department Department By Oat. COMMENTS/CONCERNS: Include pertinent comments and concerns of offices and persons clearing the summary, such.s controversial Issues, time constraints and funding complications. Indicate dates when action must be taken. o ~1lo RDA .174 REV. 6-29-89 o o o . Redevelopment Agency . City of San Bernardino ~ Ncnh "D" SIIeel. Foanh Floor . Sm Bemardino, Califcmia 92418 (714) 384-5081 FAX (714) 888-9413 \7 SIevn R. DuIrett ~ve Director August 1, 1989 WATERMAN/I-10 ON-AND OFF-RAMPS Synopsis of Previous Commission/Council/Committee Action: 7-21-86 Resolution 4907 authorized Regional Facilities Agreement. 2-2-87 Resolution 87-36 authorized Memorandum of Understanding with Ca ltrans. (continued on page 2) Recommended Motion: (COMMUNITY DEVELOPMENT COMMISSION) o Move that the Community Development Commission select one of the following three means of financing the $1,250,000 cost of constructing a new offramp for westbound 1-10 at Waterman Avenue, from Southeast Industrial Park Project Area capital reserves: A) 100~ grant of funds; B) 100~ loan of funds; or C) Combination grant and loan of funds In a ratio to be specified. Respectfully Submitted, ~~J! ~~~"-J _ L/ Steven H. Dukett, Executive Director . Support I ng data attached: Yes FUNDING REQUIREMENTS: $1,250,000 Ward: 1st and 3rd Project: TC and SEIP Commission Notes: o SHD:JW:kp:2173H Agenda of: Auqust 7, 1989 Item NO.~ o o Redevelopment Agency C o c Synopsis of Previous Commission/Council/Committee Action: (continued from page 1) 2-2-87 6-16-87 9-21-87 11-2-87 3-10-88 8-4-88 7-6-89 Authorization granted for RFP for design engineering services. Filed briefing paper on Regional Facilities Agreement. Resolution 87-340 authorized agreement with Boyle Engineering for design of Waterman/I-10 on/off ramps. Commission received and filed report on Height Impact Study. Committee approved concept of a landscape reimbursement agreement with Rancon. Committee rejected a $625,000 landscape reimbursement agreement with Rancon. Committee rejected proposal for Southeast Industrial Park to grant $1,200.000 for construction of the new Waterman/I-10 offramp. Staff was asked to present grant and loan options to the Commission. SHO: JW :kp: 2173H 2 o o Redevelopment Agency o o o S T A F F R E P 0 R T ThIs Is to request that the CommIssIon select one of three fInancIng optIons whIch wIll provIde for the expendIture of $1,250,000 from the Southeast IndustrIal Park (SEIP) Redevelopment Project for the constructIon of publIc Improvements wIthIn the Trl-Clty (TC) Redevelopment Projet Area. The three fInancIng optIons are: A) lOOt grant of funds; B) lOOt loan of funds; or C) CombInatIon grant and loan of funds. BACKGROUND On September 22, 1986, the Redevelopment Agency, the CIty of San BernardIno and Rancon Realty Funds IV and V entered Into a RegIonal FacIlItIes Agreement (RFA). Under the terms of the RFA, Rancon was, among other thIngs, to construct $50 mIllIon In new development by September, 1991, and the Redevelopment Agency was. among other thIngs, to pay for desIgn engIneerIng and off-ramp constructIon costs assocIated wIth the new Haterman/I-10 on-and off-ramps. Rancon has completed twelve buIldIngs, wIth a thIrteenth under constructIon, and the design engIneerIng of the new on-and off-ramps Is nearIng completIon. Caltrans must now acquIre one parcel of land and prepare for constructIon of the new on-and off-ramps whIch Is expected to start In June, 1990. By memorandum dated AprIl 3, 1989. the PublIc Horks Department Informed us that the Caltrans.cooperatlve agreement (copy attached) for the fundIng of thIs project stIpulates that the CIty FInance DIrector must certIfy that funds have been allocated for the off-ramp constructIon costs (currently estImated at $1,015,000). Because of possIble tIme delays (Caltrans may have to acquIre the addItIonal parcel through emInent domaIn), staff feels that the estImated cost should be Increased by an InflatIon and contIngency factor to $1,250,000. To proceed, the CIty FInance DIrector must certIfy that fundIng has been authorIzed. BenefIt resolutIons are also requIred to utIlIze the funds for the constructIon of publIc Improvements. Although the new on-and off-ramp project wIll be located In the Te Redevelopment Project Area (see attached map>, the Improvements are ImmedIately adjacent to and wIll substantIally benefIt the SEIP Redevelopment Area by ImprovIng traffIc cIrculatIon and safety and contrIbutIng to the elimInatIon of blIght. In consIderatIon of thIs substantIal benefIt to the SEIP Redevelopment Area and the lack of ImmedIately avaIlable capItal revenues In the TC Redevelopment Area to meet these oblIgatIons, It Is approprIate to fund the Improvements from the capItal reserves of the SEIP Redevelopment Area. SHD:JH:kp:2173H 3 c o o IJ o o Redevelopment Agency On July 6, 1989, the Redevelopment Committee considered staff's proposal that the SEIP Redevelopment Area pay the $1,250,000 cost through a grant of funds. The Committee asked that this Item be presented to the full Commission with two alternative funding choices. The options are: A) 100~ grant of funds; B) 100~ loan of funds; or C) Combination grant and loan of funds In a ratio to be specified. The necessary documents for Implementation of the Commission's selection will be presented at the meeting of August 21, 1989. RECOMMENDA nON It Is, therefore, requested that the Commission select one of the three financing options providing for the expenditure of up to $1,250,000 from the Southeast Industrial Park Redevelopment Project for the new Waterman/I-10 off-ramp construction 'costs. SHD:JW:kp:2173H 4 c &II ~ Z &II > < z ~ a: &II ... ~ I I I I I I I I I I I I I I I I ..:....... -,t'-" I '.. .. \~ -' ~-- '" ;. "'.'" :.~.. r-' I ;'~'}."'i ""." " t'- I co" .~~ . I ~~ .... 't'.. I :. "" . ..'. . ":=";':". ::::. ;":'..= '.:~."~:; :.:.', :.,: . .0, I I I o 8Ol.tcIARY OF WEaTElllll "ORT/Otf 80UTHEAST INDU8TRIAL PARK \ .... , ,;.. ;'.:." ...:~,::..: . . ..::.... .:,: "'.;; - ....~ ,'1 "I;.t.. ~'.:" ..(.;~\;:::: ..':.:':-..::'~~..f: 0.... . LAN( ! I L...., I -- ~AW II: ~ 2 ~ I - - --- 10 - - - - o WATERMAN AVE./lNTERSTATE 10 ONRAMP AND OFFRAMP PROJECT .' . ". 1 t , 1_:.'.'.1. ~:':.,\:: .:~.:.:.}~::: VAN__ r BOUNDARY OF TRI-CITY PROJECT AREA ~iroil! . ~l~~~, '"'' \\ ~ --~~ ,,y .- .,..- , o o O':l O':l {.... ~ o - Q ..",,,.,~Ul _ . HN Bt:\.'....-'!-,J !";'1 af ,j)h:., ...-:..,~-_ -. ..,1 01'- \ \1.0\ ." lw:,~~...'..i, -:"~.~. ~. !"'tt.!:'--Kt\J J' ~ 'i,I.;lloo"u ~. "0 lIii \\: 0 \ 89 ~.01 o 08-S84-10-24.7/26.3 204 - 202101 At Waterman Av. I:nterchange Revise and Construct WB Ramps , Add Auxiliary Lane District Agre_ent No. 8-640 COOPERATI:VE AGREEMENT This AGREEMENT ENTEREDI:NTO ON ~ ,~ \ 'S"' , 19 ~ is between the STATE OF CALI:FORNI:A, acting by and through its Department of Transportation, referred to herein as STATE, and CITY OF SAN BERNARDINO a body politic and a municipal corporation of the State of California, referred to. herein as CI:TY. RECITAIS (1) STATE and CITY, pursuant to Streets and Highways Code Section 130, are authorized to enter into a Cooperative Agreement for improvements to State highways within the CITY. (2) CITY desires State highway improvements consisting of constructing new westbound entrance and exit ramps at Carnegie Drive, removing existing Waterman Avenue westbound exit ramp, constructing an auxiliary lane on Route 10 from Tippecanoe Avenue westbound entrance ramp to the new Carnegie Drive exit ramp and improv_ent of the existing Waterman Avenue entrance ramp (Area of responsibility shown on Exhibit "B".), all referred to herein as "PROJECT". (3) This Agreement supersedes the "Memorandum of Understanding (MOU)" dated March 3, 1987: initiated by STATE and concurred with by CITY. (4) CITY desires to assist STATE in the acquisition of Right of Way, to prepare plans, specifications and estimates (PS&E) and to partially fund construction costs for PROJECT in order to bring about the earliest possible construction of PROJECT. ~. O':l {.... .- - EXHIBIT -A- o o o o o 08-SBd-10-24.7/26.3 Page 2 (5) The parties hereto desire to define herein the terms and conditions under' which said PROJECT is to be developed, designed, and constructed. SECTION I STATE AGREES: (1) To pr~vide CITY with necessary regulations, policies, procedures, manuals, standard plans and specifications, and other standards required to prepare the PS&E for PROJECT. (2) To work with CITY to assure that required State and Federal procedures are followed. (3) To provide prompt reviews and approvals, as appropriate, of submittals by CITY and to cooperate in timely processing of PROJECT . (4) To provide, at STATE expense, oversight of all right of way activities undertaken by CITY, or its designee, pursuant to this Agreement. (5) To issue, upon proper application, an encroachment permit to CITY authorizing entry by CITY's staff and consultant(s) onto STATE's right of way to perform survey and other investigation activities required for preparation of the PS&E. (6) To fund actual construction costs for the Carnegie Drive Entrance Ramp. This includes the following: (a) Widening of the Route 10 Waterman Avenue undercrossing structure on the north side. ~ ~ I"'" ~ (b) Construction of a structure over the San Timoteo Creek Channel. (c) Expenses, if any, for the relocation of affected public utilities. (7) To acquire necessary right of way westerly of San Timoteo Creek for the Carnegie Drive westbound entrance ramp. (8) To handle the arrangements for the relocation and/or protection of all public utilities affected by PROJECT. Financial responsibility for utility relocation is set forth in Section I, Article 6 and Section II, Article 15. . o o o o o 08-SBd-10-24.7/26.3 page 3 (9) To accept title to right of way provided by CITY following review by STATE to insure CITY has conformed to Federal Highway Administration (FHWA) regulations in the acquisition of said right of way. To fund actual construction coats for widening of the existing westbound Waterman Avenue entrance ramp and channelization to Route 215 north and south. (10) To advertise, award, and administer the construction contract for PROJECT, fund all actual construction engineering costs for PROJECT, and provide construction permits for PROJECT. After opening of bids, STATE ahall provide a Schedule of Projected Monthly Reimbursable Expenditures for construction costs of CITY'a portion of PROJECT. (13) To provide CITY quarterly reports of actual expenditures compared to the estimates (basis for scheduled deposits) and updated planned reimbursement schedules. The cash deposit amounts may be revised based on the updated planned expenditure schedules. STATE will monitor the actual versus the planned expenditures monthly to assure that CITY's advance deposits, pursuant to Section II, Article 17 will always be sufficient. (11) (12) (14) To submit to CITY a final report of expenditures for portions of PROJECT that is CITY responsibility within thirty (30) days after completion and acceptance of the construction contract for PROJECT. (15) To return any remaining CITY funds deposited with STATE, pursuant to Section II, Article 17, within thirty (30) days after completion and acceptance of the construction contract for PROJECT and delivery of acceptable title to the rights of way in accordance with Section II, Article 11. (16) To operate the traffic control signal for the intersection of Hospitality Lane and Carnegie Drive as installed and pay 100' of the operation cost. ~ ~ ,- ~ (17) To maintain the entire traffic control signal and safety lighting for the intersection of Hospitality Lane and carnegie Drive and pay an amount equal to 25' of the total maintenance costs, including electrical energy costs. o o o ~ o o 08-SBd-10-24.7/26.3 Page 4 SECTION II CITY AGREES: To prepare the PS'E for saltt PROJECT with CITY Consultant force.. The PS'E i. to be preparett in accorttance with STATE's law., rules, regulations, policie., procetture., manuals, stanttartt plans, specifications, antt other stanttartts as provittett by the STATE in accorttance with Section I, Article 1 of this Agreement. Saitt PS'E is to be subject to an ongoing review, formal ttraft, final review antt approval by STATE. The CITY Consultant or its subconsultant ahall not incorporate in the tte.ign any materials or equipment of single or sole source origin without the written approval of STATE. Proprietary names of material or equipment .hall not be used on the plans or in the specifications. (2) To funtt one hunttrett (100) percent of all preliminary engineering costs for PROJECT. (1) (3) To have ttetailett Plans, Specifications antt Estimate (PS'E) preparett at no cost to STATE antt to submit each to STATE for review antt approval at appropriate stages of ttevelopment. Final plans shall be signett by a Civil Engineer registerett in the State of California. (4) To permit STATE to participate in the selection of consultants if consultants will perform right of way activities. CITY also agrees, if requestett by STATE, to ttiscontinue the services of any consultant consitterett by STATE to be unqualifiett, on the basis of crettentials, professional expertise, antt failure to perform. (5) CITY antt/or consultants will be available to STATE through completion of construction of PROJECT to ttiscuss problems which may arise tturing construction or to make design revisions for contract change ortters. (6) Not to use Fetteral aitt funtts for ttesign of PROJECT. (7) To make formal application to STATE for necessary encroachment permits authorizing entry onto STATE's right of way to perform surveying antt other investigative activities requirett for preparation of PS'E. (8) To perform all right of way activities, inclutting acquisition of all permits antt rights necessary for the construction, operation, antt maintenance of the improvements crossing San ~ ~ i.... ..... - o o c L o o 08-SBd-l0-24.7/26.3 paqe 5 Timoteo Creek (except as noted in Section I, Articles 6 and 7 and excludinq contractor'a permita), at no cost to STATE, in accordance with procedures acceptable to. STATE, and in compliance with all applicable State and Federal laws and regulations, subject to STATE overaiqht, to assure that the completed work is acceptable for incorporation into the State Hiqhway System. (9) If outside riqht of way consultants are employed, administration of the consultant contract shall be performed by qualified public aqency employees. (10) To certify leqal and physical control of riqhts of way ready for construction, excludinq that referred to in Section I, Article 7, and that all riqhts of way were acquired in accordance with applicable State and Federal laws and regulations subject to review and concurrence by STATE prior to the advertisement for bids for construction of PROJECT. (11) To deliver to STATE leqal title to the riqht of way, free and clear of all liens and encumbrances detrimental to STATE's present and future uses not later than the date of acceptance by STATE of maintenance and operation of the hiqhway facility, excludinq that referred to in Section I, Article 7. Acceptance of said title by STATE is subject to a review of a Policy of Title Insurance in STATE's name to be provided and paid for by CITY. Final riqht of way maps shall be signed by a Civil Engineer registered in the State of California. (12) To furnish to STATE as soon as available reproducible project plans and utility conflict maps adequate for utility relocation planninq purposes to permit STATE to proceed with its obliqation pursuant to Section I, Article 8. (13) To furnish to STATE, final reproducible right of way maps, prepared to State standards, prior to STATE's commencement of appraisals for STATE acquired right of way. (14) To provide STATE, records of the acquisition of rights of way, includinq, but not limited to, correspondence, agreements, deeds, contracts, notices and summaries. (15) To pay expenses, if any, for the relocation of affected public utilities for the project, excludinq STATE's utility obligation set forth in Section I, Article 6. Liability for utility relocations and/or protection shall be in accordance with appropriate Master Contracts and prior riqhts of the affected utility Companies and will be handled in accordance 0- c: i' .... - o o o - o o 08-SBd-10-24.7/26.3 Page 6 with STATE's customary relocation procedures. Relocation billing, if any, when received by STATE from Utility Companies shall be forwarded to CITY for payment. (16) Certification by CITY's responsible fiscal officer that funds of $1,015,000, which is CITY's estimated share of construction cost, are budgeted and available for payment to STATE shall be made part of this Agreement. These funds shall be deposited to STATE in payments as specified in Section II, Article 17. (17) Before commencement of construction activities, CITY shall deposit with STATE the amount of $200,000, said amount represents two (2) months estimated costs of construction on CITY portion. Thereafter CITY will provide STATE with advance cash deposits ten (10) working days preceding the beginning of the month of planned expenditures. Such deposits will be based on a planned expenditure schedule to be provided by STATE according to Section I, Article 12. CITY further agrees to make additional advance deposits if costs of construction on CITY portion are expected to exceed the original deposits. In the event CITY fails to make said deposits within thirty (30) days of the scheduled due date, STATE will direct the State Controller to withhold an equal amount from future payments due CITY from the Highway Users Account and transfer said amount to STATE. (18) To fund actual construction costs of the westbound exit ramp to Carnegie Drive and auxiliary lane on Route 10 from Tippecanoe Avenue westbound entrance ramp to the new exit ramp. (19) To fund actual construction costs for signalization and lighting of the intersection of Hospitality Lane and Carnegie Drive. (20) To reimburse STATE for CITY's proportionate share of the cost of maintenance of the traffic control signal and safety lighting, such share to be an amount equal to 75\ of the total maintenance costs, including electrical energy costs. O':l O':l j.... ~ SECTION III IT IS MUTUALLY AGREED: (1) All obligations of STATE under the terms of this Agreement are subject to the appropriation of resources by the Legislature o o c o o 08-S84-10-24.7/26.3 Page 7 and the allocation of resources by the California Transportation Commission. (2) The estimated CITY~s and STATE's share of construction and right of way costs for the proposed Waterman Avenue ramp improvements and auxiliary lane are shown in Table I. CITY's right of way acquisition cost is an approximate value of the land it is to receive, at no cost, for the construction of the new westbound off-ramp and auxiliary lane. (The land donation was confirmed in a letter from CITY dated April 29, 1988.) (3) Should any claim arising out of PROJECT be asserted against STATE, CITY agrees to extend the termination date of this Agreement and provide additional funding as required to cover CITY's share of costs or execute a subsequent agreement to cover those eventualities. CITY's share of costs will be the percentage of the CITY's portion of the actual construction cost to the total actual project construction cost. (4) The CITY shall designate a Project Coordinator and the STATE shall designate a Contract Administrator through whom all communications between the two agencies shall be channeled. The Project Coordinator and Contract Administrator shall review the work of the CITY Consultant during performances of the PROJECT PS&E work. (5) Upon completion of all work under this Agreement, ownership and title to all engineering reports, documents, plans, specifications, and estimates including the resident engineer memorandums, and estimate backups produced as part of this PROJECT shall automatically be vested in the STATE and no further Agreement will be necessary to transfer ownerShip to the STATE. ~ ~ i- .- -- (6) It is understood and agreed that neither STATE nor any officer or employee thereof is responsible for any damage or liability occurring by reasons of anything done or omitted to be done by CITY under or in connection with any work, authority or jurisdiction delegated to CITY under this Agreement. It is understood and agreed that, pursuant to Government Code Section 895.4, CITY shall fully defend, indemnify and save harmless the State of California, all officers and employees from all claims, suits or actions of every name, kind and description brought for or on account of injury (as defined in Government Code Section 810.8) occurring by reason of anything done or omitted to be done by CITY under or in o o o l o o 08-SBd-10-24.7/26.3 paqe 8 connection with any work, authority or jurisdiction deleqated to CITY under this Aqreement. It is understood and aqreed that neither CITY nor any officer or employee thereof is responsible for any damaqe or liability occurrinq by reasons of anythinq done or omitted to be done by STATE under or in connoction with any work, authority or jurisdiction deleqated to STATE under this Aqreement. It is understood and aqreed that, pursuant to Government Code Soction 895.4 STATE shall defend, indemnify and save harmless CITY from all claims, suits or actions of every name, kind and description brouqht for or on account of injury (as defined in Government Code Section 810.8) occurrinq by reasons of anythinq done or omitted to be done by STATE under or in connection with any work, authority or jurisdiction deleqated to STATE under this Aqreement. (8) Prior to award of a construction contract, CITY may terminate the PROJECT and this Aqreement in writinq, provided the CITY reimburses STATE for all PROJECT costs incurred prior to termination. (7) (9) If, upon openinq of bids, it is found that a cost overrun of the estimate will occur, STATE and CITY shall endeavor to aqree upon an alternative course of action. If, after 30 days, an alternative course of action is not aqreed upon, this Aqreement shall be deemed to be terminated by mutual consent pursuant to Article 8 of this Section III. (10) That upon completion of all work under this Aqreement, ownership and title to materials, equipment and appurtenances which are installed within STATE's riqht of way will automatically be vested in STATE, and materials, equipment and appurtenances installed outside of STATE's riqhts of way will automatically be vested in CITY. No further aqreement will be necessary to transfer ownership as hereinabove stated. (11) Except as otherwise provided in Article (8) above of this Section III, this Aqreement shall terminate upon completion and acceptance of the construction contract for PROJECT or on January 1, 1992, whichever is earlier in time: however, the ownership, operation, maintenance and claims clauses shall remain in effect until terminated or modified in writinq by mutual aqreement. Any STATE refunds due CITY shall be determined after final accountinq of costs. Should any claim arisinq out of this project be asserted aqainst STATE, CITY ~ o 1'- ;-. -- o o o - o o 08-SBd-10-24.7/26.3 paqe 9 aqrees to extend the termination date of thia Aqreement and provide additional fundinq as required to cover CITY's share of costs or execute a subsequent aqreement to cover those eventualities. IN WITNESS WHEREOF, the parties hereto have caused this Aqreement to be executed by their respective officers, duly authorized, the provisions of which Aqreement are effective as of the day, month, and year first hereinabove written. STATE OF CALIFORNIA Department of Transportation CITY OF SAN BERNARDINO By~,~,) Jh.i,~ Evlyn ',t].cox, 'Mayor ATTEST: ./;~:~':'J t1dJt/ City Clerk .:J;; ;/.7 ROBERT X. BEST Director of Transportation BY~ District Director TO FORM AND APPROVED AS TO LEGAL FORM. AND CONTENT: i~~1V. 7'1(C~ {/ City Attorney CERTIFIED AS TO FUNDS AND PROCEDURE: ",-) . ! /'. .-' _,.)I (./ ~ t<'''rJ~ ~<, District Accountinq Officer ~tc. I hereby certify upon my own personallcnowledqe that budqeted funds are ~ available for the period ~ and purpose of payment to {..... STATE as stipulated in this C Aqreement. \~,Jn~ City Fiscal Officer .t1 o o Table I o ..L 08-SBd-10-24.7/26.3 Page 10 Waterman Avenue at Route 10 Estimated Interchange Improvement Costs Construction Exit Ramp and Signalization CITY $1,015,000 Entrance Ramp and Freeway Channelization STATE 1.255.000 o TOTAL $2,270,000 o Riaht of ~v $2,894,000 216.000 $3,110,000 ~ ~ l"- ;:-. - '>1 .. o o - c\ ./ UJ (.!) .._--~- 25 c: UJ 1-. Z - - '0 ._...._.~--. 110 '3103NIIII;) '3N, NIIV/1I3lIlM Z ILl 0 i - u => , ) ~ Z ILl ~ Z <t :; 0: w' I- , ~ o I I UJ .::> Z UJ > < Z < ..'1: c: UJ ~ ~ c.:: - - & ~1~ ~/ ~( ~ iJ w C) o ii: m l<: w w a: u 0' .... I- 0' ;;!i. I- Z ~: z ... ,.. ~ .J .... 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