HomeMy WebLinkAboutR10-Economic Development Agency
o
o
o
.'
4.
-
-
-
-
-
J
o
o
DBVILOPIIBBr DEPARIluutJ: OF TIlB
CITY OF SAB R1l1I1I&llnIltO
REOUEST FOR cmMISSIOB/ComrCIL ACTIOB
From:
KENNETH J. HENDERSON
Executive Director
Subject:
SEBIOR BOUSIllG PROPOSAL
FROM BALe IIIVBSTKDT
ROLDIllG CORPORATIOB ABD
BIGIILABD ImIIBRAB CBDRCB
Date:
August 14, 1991
-------------------------------------------------------------------------------
Synopsis of Previous Commission/Counci1/Cu.aittee Action:
On August 14, 1991 the Housing Committee considered this motion and
recommended to the Community Development Commission approval of the
financing for this project.
-------------------------------------------------------------------------------
RecaBDended Motion(s):
(Communitv Deve10nment Commission)
That the Housing Committee recommend to the Community Development
Commission approval of the HALC request for assistance in an amount not
to exceed $2,149,091 based upon the information and recommendations set
forth in the staff report.
rp
J. OR
Executive Dir ctor
Administrator
-------------------------------------------------------------------------------
Contact Person(s): Ken Henderson/Doris Daniels
5081
Phone:
Project Area(s):
Ward(s):
7
Supporting Data Attached:
Staff ReDort:
FUNDING REQUIREMENTS:
Amount: $2.149.091
Source:
Budget Authority:
-------------------------------------------------------------------------------
Commission/Council Rotes:
KJH:DAD:ELF:paw:0035q
COIMISSIOR AGERDA
Meeting Date: 08/19/91
Aaenda Item Bo: / tJ
o
o
DEVELOPIIUT DBP~~
STAFF UPOR'l;
o
-------------------------------------------------------------------------------
Senior HousinR Pro no sa 1 From HALC Investment HoldinR Cornoration
and HiRhland Lutheran Church
B.,.1r_ronnd
On July 25, 1991, staff received a proposal from Highland Lutheran
Church (See Attachment I) for the development of senior housing units.
The Church has established a for-profit entity (HALC) to develop the
project on a 2.6 acre site next to the Lutheran Church. The project is
to be constructed by Dukes-Dukes and Associates, Inc. development
company. The fifty (50) unit project is to be located at 1829 East
Highland Avenue.
Based upon the proposal received, the following are indicated as costs
of the project:
Land
Construction Cost
Construction Fees
Interest 151,200
Development and Financing Cost
$ 563,000
$1,694,192
347,638
166.606
o
Total
$2,922,636
Staff's analysis of the proposal raised certain concerns regarding deal
points that govern the financial asaistance for the project as follows:
1. The total amount requested for financial assistance is $2,937,100.
The land cost on this proposal is $563,000. The preliminary title
report reflects a first Trust Deed totalling $100,000, giving the
corporation $463,000 equity in the land. The land cost of $563,000 is
included as part of the total amount requested from the City.
2. Program guidelines of the California Housing Finance Agency (CHFA)
require a minimum of ten percent (lOX) cash equity for a f2[-profit
entity. However, this proposal reflects a minimum equity requirement
of $146,132 or (5X) as required for a D2n-profit entity. This amount
is included as part of the total financial assistance requested by the
City.
I
I
I
10
i
!
3. In addition, HALC Investment Holding Corporation (a for-profit entity)
which is sponsoring the project will be required to collateralize a
Projected Operating Expense Reserve in the amount of $32,747,
equivalent to 110X of the projected negative income. This amount is
also included as part of the financial assistance to be provided by
the City.
-------------------------------------------------------------------------------
KJH:DAD:ELF:paw:0036q
ClMfiSSIOR AGERDA
MeetiDg Date: 08/19/1991
/0
",,'
-
JIJ
-
iii
-
o
o
o
DBVELOPIIEBT DEPAR'nm1n STAFF UPORT
BALC
Date Prepared: August 14, 1991
Paae 2
--------------------------------
-----------------------------------
.
Cone1usion
Overall, staff believes that the eombined total of $778,009, whic:h
refleets land eost, eash equity (for a for-profit entity) eontribution,
and projeeted negative ineome should be subtracted from $837,100 being
requested from the City. The secondary finaneing for this project should
be $49,091.
Ilec~endations
The secondary financing for the project should be adjusted to reflect
actual needs required to complete the development.
Terms and conditions on the secondary loan in the amount of $49,091 would
be a four year deferred loan and interest, with a recapture clause for
payments to begin when the housing complex achieves a positive cash flow.
The balance would be due and payable within ten (10) years.
o
On August 14, 1991, the Housing Committee considered this matter. There
was extensive discussion about the structure of the proposal as it related
to land costs, developer equity and collateralization of the Projected
Operating Expense Reserve. There was also some question as to the profit
or non-profit status of the proponent. Information available to staff
indicate BALC Investment Holding Corporation is a for-profit entity (staff
of Dukes-Dukes and Associates have subsequently indicated BALC is in the
process of obtaining its non-profit status).
Staff recommends adoption of the form motion.
UlUll5YIl J. OB, Bzec:utive Direetor
Development Dep rtaent
o
-------------------------------------------------------------------------------
KJH:DAD:ELF:paw:0036q
COIIUSSIOB AGBIDA
Meeting Date: 08/19/1991
/6
o
o
I
I
I
I
I
i
I
i
i
I
8
o
, .--.
l ~
-
-
-
-
~
1IL
o
o
COJI8DVCTIOJI LOU UI'LICATIOJI
for
BaLC DlVUTKD'l' BOLDDG C01l1'.
TBIl LOU
This application is request for a construction loan in the
total U10unt of $2, t37 , 100. The loan would be advanced to
the sponsor, HALe Investment Holding corporation and will
be used to construct a senior citizen apartment complex
consisting of 50 units.
Permanent financing in the amount of $2,100,000 will be
provided by the California Housing Finance Agency (CHFA)
from the sale of tax exempt mortgage revenue bonds. The
city will be repaid $2,100,000 .atthe loan closing for the
CHFA permanent financing. The balance of the construction
loan ($837,100) will be a deferred no interest, no principal
note due and payable in thirty years.
81'0N80R
HALe Investment Holding corporation 1S a for-profit entity
establbhed by Highland Avenue Lutheran Church for
development of the housing project. The church is governed
by a Board of Directors who assist the pastor in the
operation of the church and its progralllS. The church also
provides counseling programs for fUlilies and individuals,
as well as charitable activities for senior citizens and the
poor.
CON8VLTART/DBVBLOI'D
The consultant/developer is DUKES-DUKES , ASSOCIATES, INC.
(DDA) a local cOllllllunity development corporation which was
established in 1971. Prior to 1978, DDA was involved in
providing a diverse range of services to Federal, state and
local governments. since 1978 the firm has focused primarily
in the development and redevelopment of affordable housing.
As a developer, DDA has sponsored eight (8) Limited
Partnerships consisting primarily of large mUlti-family
projects for low and moderate income fUlilies. The firm
manages the construction of all its development projects and
currently manages its rental developments which consist of
four syndicated Limited Partnerships which consist of over
300 rental units. Among the current activities of DtJXES-
DUKES , ASSOCIATES include the construction of 114 single
family homes in San Bernardino.
(0
o
o
o
.
.
o
o
PROJBCT DBSCRIP'1'ION
Tbe 50 unit project will be located on a 2.6 acre site in
northeast San Bernardino. There will be thirty-eigbt (38)
one-bedroom units, wbicb include three (3) handicapped
units; and twelve (12) two-bedroom units. The project will
also feature a 2,080 sf community building with laundry
room. The one-bedroom units are 643 sf in size and the two-
bedroom units are 828 sf. The bandicapped units are the same
size as the standard one-bedroom units and bave specially
equipped bathrooms and kitchens. Tbe project is designed to
provide a sense of security to residents and to encourage
social interaction in the courtyards and open areas
througbout the project. Tenants will also enjoy the feeling
of privacy as a result of effective clustering and
orientation of individual views.
Vehicular access is provided from Osbun Road and from a
secondary entrance from tbe church parking lot. Tbe parking
will consist of fifty (50) covered spaces and twenty-five
(25) uncovered spaces with four (4) bandicapped accessible
parking spaces. Tbe entire project will be secured by a
wrougbt-iron fence wbich will permit access thru
electronically controlled gates. '
lOllING/LAND VSE
Existing zoning for the subject property and those parcels
to the immediate east and west is CG1 (General Commercial).
The parcels to tbe northwest and north of the property are
zoned RH (Residential High). A zone change has been
requested for a change from CG1 to RH wbich would be
consistent with the neighboring multifamily properties. The
commercial land use include a church, carpet store, fast
food restaurant. The residential land uses are two
multifamily housing projects, one being a condominium
complex.
EllVIROHMDITAL SETTING
The project site is relatively flat vacant land. There is
little vegetation other than common varieties of weeds. The
flora are typical urban varieties of trees and shrubs common
to the area. The soil type consist of surface silty sands
underlain by sandy silt, poorly graded sands and more silty
sand. Tbe silty sands and the poorly graded sands were
relatively granular and are considered not to be critically
expansive.
/0
o
o
o
I
o
o
LOCATIOnL I'BAT1JRB8
The project is located within reasonable proximity to major
cOJDlllunity facilities. 'lbe following information shows the
approximate distance from the proposed project to major
facilities and public transportation:
Civic Center 4.0 miles
Fire Station .3 ..
Police Station 4.0 ..
Shopping Mall .5 ..
Hospital 2.0 ..
Elementary School .8 ..
Jr High School .5 ..
Sr High School 1.0 ..
Community College 7.0 "
University 5.0 II
COHMtDlITY IMPACTS
All the major services are available to the site (i.e, fire,
police, utilities, etc). There are several parks and major
shopping within one mile of the project. 'lbe hospital is
approximately two miles from the project. Traffic impacts
should be minimal due to the fact that seniors tend to make
less trips than families.
DIUtIl'1' DATA
According to the San Bernardino County General Plan, female-
headed households and senior citizens should be targeted for
affordable housing and/or housing assistance. Although only
13' of all households in the market area had incomes below
poverty level, approximately 48' were female-headed
households and 10' were senior citizens.
Census data also indicated that the proportion of senior
citizens 65 years and older had increased throughout the
market area and the county. A recent survey conducted by
Casa Ramona noted that a number of the seniors in the area
have expressed an interest in the proposed senior housing
project. They expressed a willingness to sell their homes
and continue to live in the neighborhood in the proposed
senior housing project. The chances of these seniors finding
an apartment complex which can accOJDlllodate non-English
speaking individuals are less' likely outside the general
area of the proposed senior housing project.
/0
o
o
o
.
-.""..
o
n. r"A~
cu.:r~DIUID. BOU8D1Q rilJBCB AQBRClr
. J'IDL
C!OIDU~ 8tDllmRY'
Name: BrmrT.1lWft Lu:a;.......... IILDBllLY CHFA Number: ., 02'.. S
Location: San Bernardino" san Bernardino .
Developer: ~JQ"'.~ HALC Investment Holding Corp.
Description: Fifty (50) unit, elderly development to be ~inanced
under the Aqency's Rental Rousing Loan Program
maT SIZE
NtlMBER RENT HAXIMDK INCOME
8 very low income @ 329 $14,400
2 very low income @ 365 16,200
30 market rate @ 535
10 market rate @ 600
lbr/lba
2br/lba
1br/lba
2br/lba
TOTAL NUMBER 50
(3 handicapPed)
:mITIAL FINAL PER UNIT
$ 2,100,000 $ 2,100,000 $ 42,000
676,504 676,504 13,530
146,132 146,132 2,923
2,95:1.,636 2,951,636 59,033
LTC 71.15% LTV 77.78 %
1st Mortgage Requested
2nd Mortgage Requested
Other Financing
Equity
Total Development Cost
Other/Locality Involvement $ 676,504 $ 676,504
City o~ San Bernardino subordinated secondary financing
City of San Bernardino will be the construction lender.
$ 13,530
Index:
Narrative
Project Features and Appraisal
InCOlle Analysis (rents)
Income Analysis (expenses)
Cost Analysis
cOIIDIi tment Terms
cash Flow Projections
Fees, surveys and Permits
Location Haps (site and area)
June 12, 1991, J04044
Page
2, 3, 3a , 3b
4
5
6
7
8
9
10
11 , 11a
/0
. .
o
o
o
o
o
~IFODTXA BOUSDfG FIDBCE AGENCY
Filla1 C~tIleDt
Mortgage Commita_t aequest
Highland Lutheran Elderly
CHFA. 89 26 S
The cODlllibent requested is an DlITIAL _4 FIDL Loan C~ bent
for a first mortgage loan in the amount of $2,100,000 to assist in
the development of a fifty (50) unit elderly housing complex in
the City of San Bernardino. It is currently anticipated the loan
will be funded with the proceeds from a 501 (c) (3) tax exempt bond.
SITE UD PROJECT
The 2.6 acre site is located at 1829 E. Highland Ave. in the City
of San Bernardino, County of .San Bernardino. The site is
accessible to shopping, commercial services, schools, recreational
facilities, employment, health facilities, and transportation.
The complex will consist of twelve (12) dwelling structures one
and two stories in height containing thirty eight lbr/lba and
twelve 2 br/lba units. Project amenities include community
laundry facilities, community room, courtyards, private balconies
or patios, and parking.
JD~1tBT
.
San Bernardino and Riverside Counties, the "Inland Empire" grew by
a higher percentage from 1980 to 1990 than any other counties in
the state, according to figures released by the U. S. Census
Bureau. The two-county area took the building permits lead in
1989 and 90 for single family building permits. The strong demand
in housing is predicated upon strong growth, a .4iminishing supply
of available land in the surrounding counties, lower prices and a
large price spread differential between surrounding counties.
San Bernardino is the largest city in the county with 164,164
residents according to the 1990 U. S. Census. This represents a
36% percent increase over the 1980 population and a numeric
increase in population of 43,831. Approximately 12% of all San
Bernardino County residents reside in the City of San Bernardino.
The recent population projections estimate the 2010 population of
San Bernardino to be 261,523.
The proposed development will be located in an older area of the
city where many of the residential structures are more than 30
years old.. Highland Lutheran Apartments will be constructed on
land contiguous to Highland Lutheran Church and in an area of
older multifamily structures.
June 12, 1991, J04044
page 2 of 11
10
.
. ,
o
o
o
-
-
-
-
. -
o . 0
:In addition to the .U))ject development, tJje Agency is currently
proce.sing for loan c01llJllit:ment two additional proposed/planned
senior apartment complexes, Highland ~theran (CBPA 89 026 S) ~d
victoria Woods (CBPA 91 026 S). Bach of the development&. will be
located in different market ereas of San Bernardino. Highland
Lutheran and -ltaJIIon& Senior ere geared to _ seniors 62 years of age
and older; victoria Woods is oriented to seniors 55 years and
older. '!'he city of san Bernardino Planning Depart:ll8nt has --
indicated, at the present tille, they arta not aware of any
additional proposed/planed senior rental housing COIIIplexes.
8BCOJIDDY nDIICDlGl
'!'he city of San Bernardino has agreed to provide both the
construction financing and sU))ordinated aecondary financing in a
minimum amount of $676,504. The sponsor and the city have not
finalized the negotiations with respect to the terms and
conditions of the financing. . However, the sU))ordinated financing
will be equivalent to or exceed the term of the Agency's
financing; payments, if any, for the sU))ordinated financing will
be payable out of res"idual receipts; and, the interest rate will
not exceed n.
BQUITY COJIT1l:IBU'lZOR
Program guidelines require a minimum of 10' cash equity. However,
when a government entity is providing secondary financing and the
sponsor is a nonprofit entity, the guidelin.. provide for a -
minimum equity contribution of 5'. '!'he minimum equity requirement
for the sponsor will be $146,132 or 5' of the projected
replacaent cost.' In addition, the sponsor will be required to
,:_ collateralize a Projected Operating Expense Reserve in an amount
of $32,747, equivalent to 110' of the projected negative incOllle
str8Ul reflected on the cash flow statement. .
OCCUPDCY UftllJ:~Z0JI8
occupancy of ten (10) units will be restricted to tenants whose
income does not exceed fifty (50') percent of median incOllle for
san Bernardino County. 'l'he low income occupancy requirements will
be maintained for thirty (30) years as the sponsor will be
required to execute a regulatory agreement which will be recorded
and in full force and effect for a period of thirty (30) years.
June 12, 1991, J04044
page 3 of 11
10
O'
o
o
-
.
.~
.
o
.',0
DVDOHIDDl'BL 8ID U8B8811JD1T
Alaska Petroleum Environmental Engineering (ftAPEEft), pt;'epared a
Phase I Environmental Ass_SJUmt for the subject site, dated March
6, 1991. The research conducted by APEE does not reveal the
occurrence of a direct past environmental impact, or a present
potential environmental problem with the site. .
DTICLB ~y
Article XXXIV Referendum Authority is not required in this
instance as only twenty percent of the units will be restricted to
low income households.
DBVBLOPIIDl'l' TDK DALY8I8
DBVBLOPBR
TBB )'uTUKIft COIIPUY
The Futurity Company, whose major stockholder is the Highland
Lutheran Church, is a nonprofit (501(C)3) corporation established
to develop a housing complex on land acijacent to the church
facilities. The sponsor has no previous experience in the
development of housing.
Highland Lutheran Church founded in the late 1950's serves a
congregation of over 2000 people. The church is governed by a
Board of Directors who assist the pastor in the operation of the
church and its programs. In addition to the sanctuary, the church
maintains facilities for sunday school services and sponsors a
variety of social and cultural activities. Additionally, the
church provides counseling programs for individuals and families,
as well as, charitable activities for senior citizens and the
poor.
COB8ULTAII'1'
DUD8-DUKE8 . UD U8OCUDS, DC
Dukes-Dukes and Associates, Inc., (DD&A) is a community
development corporation formed in 1971. The corporation's major
activities have been in the development of affordable housing.
DD&A has developed Little Zion Manor, CHFA 78 40 S; Villa Mirage
Phases I and II, CHFA 83 12 S and 81 26 S; and Dorjil Estates,
CHFA 85 30 S; utilizing a blend of private and public financing.
They are currently developing twenty-seven (27) units of single
family housinq in the City of San Bernardino.
June 12, 1991, J04044
page 3a of 11
/0
o
o
o
-..';
-
-
JlI
o
o
Mr. John Dukes, founder and president of DDU is responsible for
the general operations and directiop of the company. Be received
his formal education in BwIiness .-inistration, Management and
Law from Golden state university and Bastings COlleg~. of Law in
Northern california. Prior to founding DDU, Mr. Dukes was
Executive Director for the San Francisco Office of Economic
Opportunity.
.
CON'1'IlA~
.
A licensed california general contractor has not, as of this date,
been selected.
DCB%'lBCT
Kodama Associate.
steve Kodama, principal of the fi.rJI of Kodua Associates, has been
in the practice of architecture and planning for over 25 years
after receiving his formal education in Architecture from the
University of california at Berkeley. Be is licensed to practice
in the state of california and is certified with the Hational
council of Architectural Registrations Boards.
Mr. Kodama's planning and architectural experience covers a very
broad range, from housing and education to COIIIlIIercial and
recreational resort projects.
Mr. Kodama is involved with cOlDlllunity and use-oriented projects
such as the University' Center projects and cOIDIIlUDity housing
projects. Be is the architect of record for cupertino Bousing,
CBFA 83.40 Hi Village Oduduwa, CBFA 85 21 Hi Olive Tree Plaza,
CHFA 90 13 Hi Little Zion Manor, CBFA 78 40 Si and Villa Mirage
Phases 1 " 2, CBFA 83 12 S and CBFA 81 26 S.
DDGBIIBNT AGBft
!'our S..sou
Four Seasons Management Company, a california Licensed Real Estate
Broker, currently provides full property IIlUUlgement services for
four (4) rental housing complexes (Little Zion, Dorjil-Phase 2,
Villa Mirage Phases I and II) financed by the Agency. Four
seasons is a wholly owned subsidiary of Dukes and Dukes.
June 12, 1991, J04044
Page 3b of 11
}O
o
o
s
~ e
I i
i ~
.. ..
~ Ii!
...
!
5
2
~
o
9
I
3:
Ill...
o
.....
Ill.
~
I
~ g~~
...~ ."!
o.
o
...
...
B
.... ....
... .
. ~
... .
~ ~
a ....,
...
; G
:I ..
..;
~.3
.
.....
~ ....
. ...
Ao oo~oo
o ....
... .....~
~ ~.s:i
& :i
~
...
......
...
...
i
o
~
lIIlI
I
~
a
a
I
I ~
... ..
III .
....
~
o
0"0
8~'"
o.
o
...
...
....
....
.
.... ~
... .
! e
e e
'0 .
. ..
..
..a
!" .
~.3
.
....
.00
...
OO~ ...
....
..... ~
..ao
~...:c
:i'
i
I
IOl
~
.
~ ~
i
~
._..a
· !!1 ! ~
e ell ·
i ~ 3
':;' :5
a
....
"".
....
. .
......
......
gg
""11\
"''''
......
"''''
--I
...
....
...
.....
......
~:. . iJ
~! ~
a... aa
....'" ...
:! .3.3
.... ~~
o. ..
Ul> 'fiii
00 00
....
;;
.3.3
....
...
.....
...... ..
~! 2
~i
..
....
U
~~
00
n
.3.3
~~
GO
~~
..
ii'fi
00
o
... 0 "'00
! 8 ..."'...
"'...""
. . - .
"" s: ....:::::::
... 0 "'00
. 0 ..."'...
... 0 "'...""
.u . .-.
.. N C'IlI....,.,
a 4 ......
...
....
.. .'0
il :.e ~ .
~ 00 ... ~
~ ~~~'8!1
.: :iGrS'~~'
... II'lOOOc>!aCft....NO.......O
! 4' ......... ..",....."
....""
. .
... a "'4'"
......
...
I
t
i
... ...oooo>!"'... 0.""0
. 4 ...a.........4""...""
... ...""
u . .-
~ a ...~a
:I ! :.1
iiI . 8 .lIIlI ~if
~ .. ... .. . *"0lil .
~....'01Io 110
1':1.111 ~.f~= ':'0
0... .:s~_.. lIIlI .
-.I'" .lOllllll......
1..~.t' ~ . .;1n
tJ
..
.
...
...
...
!
...
.
l>
o
..
.5
....
>..
8
..
a
!
...
I
U
...
!
...
....,
o
o
o
o
o
...
.
...
....
~
;
~
..
.
~
.=
;
.3
i
1
. 080 0
:;! 808 8
. . .
ai S!~8 8
0,.......... ,....
; .
...
~
~
. . .
"'CiIlIN ("-I
......
i.J
..O~ .
O.Ao :s
~ ~ot-=
: i~ l>
'S ..tl ...
~ !HHI.
...
...
...
o
4
.
00
.
...
...
...
o
...
:0
.
...
g
...
..
.
u
...
...
eo
Ie.
o
o
o
&I
~
III
I
A
!:
1ZI'"
o
......
1ZI.
s
I
...
III
o rn
I sl
2 "'R
II: g
Sl l!!l
B
~
...
=
~
...
"
...
...
"
i
o
...
i
-
" i
I ·
o !
~
. a'
... 110
"
c:
I ~ .=
e r:
'0
. a'
... 110
" on
c: \0
I ~ .= ~
e r:
'0
. a'
... 110
... . " ...
~j
II "
o .
o r:
~
. a'
... 110
... '" " .
.. .
\0 J
9
\0
'"
'"
"
.
J
"
.
J
" ...
c: ...
.: ~
I
8
... I
.5 8
t-'"
. I
I
I 8
o ...
8 .
... "
! .=
. "
i i
-0
on
o
...
...
o
o
\0
<1)0
o ...
... ...
on
...
on
<1)0
o .
... '"
::::: g ::::: ~
..:t C'IlI \0 '"
on on ~
... ... 0
'"
.... ........
I
8
I I I :
! 8 8 !
... ... 0
...
. " ... ~
" . . ~
! ~ ~ (:;
.
,
I
o
8
...
f
o
o
...
....
.... -
i
I
..
110
...
i
g
H
l!!l
w,
o
...
!
...
..~
"\0
"''''
. .
~on
0...
'" I
....\00 ...
.......0 ..
0\10'" ...,
. . .
......... ...
0\0' .....
...... ...
I
...
.
...
...
...
c:
...
~:;; :::~g ~
c-1'" G\cnn '"
,...."" ....(;N G\
0'" 0\0' ,...
C"II' N'" ...
.
-.... -
. .
. ..
i~ f I
-8'=. ! 8
...'8::3 ...
...;'''' ei1~ :
I; o~-= ~
:~ i~'= i
.. ..
"..... "
.0" 'H" ~
...
...
...
o
on
.
IIIl
..
...
...
...
o
on
...
...
...
o
.
on
...
....
.....
"
. ....
=....
o
"
. ...
...
..., :'0
~ l
~ c:
. 0
111 i1
... ..
... Cl
Cl ...
... ...
~ ~
to
o
o
o
!it
..
g
~
..
""
III
~
g
= ~=
; ~~ ~
~ I D
~ I I-
..
~ !
a
..
o
a
~
III
I
a
3:
:II'"
g
.....
:II-
~
..
;;;.
...
.....
I
~
!
.....
'0
8
...
u
c:
o
u
...,
.....
i
'"
c:
~
...
I
o
Cl
...
a
...
...,
I
a
'0 000
.c: 00'"
0."'"
- - -
."'...
...
I
.
&:
!1l
U
"'......
jllJ
o
o
...
o
..
...
-
0.....
0...
.......
....",....
...
...
:s
...
IN
i
.
..,'"
c:
'.J
I..
~.
...at
....:
a -....
0.0
........
cHIli.
~....III
..
..
",
...
'"
-,
o
'"
...
000
000
.......
- - -
",0....
...... .
-
.....
t
..
:J~
I,'
ii
ii
..,e.
.,.
~"'I
~~I
.....
....
~8'..
o ... ... 0 ...
o . "'0'"
N In N ." ""
- -
fI"I ,.. N N N
.. ...... ...
...
00 .
0#
o
...
o
.
.
a
.
I .
'"
i I :
. '" a
.. . . .
. ... . go
8'SSIli
] ~ I)
... E .1 o::l
3:0=0:1
.C! .! .! .c!
0... . _ _ .,
! ! ; ~ : ;
Ii
...
'"
III
~ 3 ~ ! = ~
",. .
.. ~ :;: ,., c ~
. ...
... ... ... 0 ....
!! ... .. ... ..
:s 0\ N N
... ... ...
.....
'"
c:
! ..
... ...
I ~
8 &i
.... . ... ('III .... 0 ,...
. .",..",..
... ... 0\ N N
U "'-
.... ....... ("II
c: c:
... ...
II
ii
c:
o
.
.
'"
!
'"
.1
...,
.
o
... ... ... 0 ...
a 00 ", 0 '"
." N ." ..,
-
... ....
...
... ... ...
... ...
...
i ~
ClI i
· 'i1 :;; v:: g ;=:
.... ." COrtI an ....
'"
.... ,.... N N N
c: ...... ...
... ...
0# 0#
000....
... 0
. .
o 0
.
II
a
.
I
.
. t .
a : =
.......
I: i
Ilii:
~ = .1 ...
.. ... ... .
. t:lo . u
~.:.:{!.
]
0=
'"
~
...
...
IN
o
...
..
lID
.
..
-
....
IN
o
'"
:0
.
..
g
...
u
.
Cl
...
....
...
t
10.
0 0
a ...
...
ow
::l 0
III ....
0 I .
1IO
.
...
0 ... ... 0 ... ... ...
0 '" :;I, 0 0 .... ....
0 ... ... ... ... ....
. . - .
!: .... ~ .... ... ... ... 0
... '" ~ on ... ... ....
on ... .... ... ... '" ...
.
=... ... ... ...
ell
H'"
Ill... g ... ...~...o gg ooog.......... <I> <I>
'" ""'ION'" ogo ....0....
0 ... f'1'Oc-..... oon o ..,0...........
! . . . . -..--..
.... ~ ""........N ...... ......N.'''n\DO
... '" .......... ....... ~~
on ... ...
.. ...
o
o
i
H
U
; ~=
~ e~~
111 ..
ell
~ ~t
i ~8
2 ~I
m ~
5 9
~
...
~
o
o
o
....
...
on
o
o
...
.
...
on
...
... ... ...
o .... ....
... ... ....
... ... 0
... ... ....
... '" ...
... ...
N
'"
...
~
'"
...
...
...
....
...
....
~
....
o
~ :
... ...
H lI'l
Z
H
...~...o
,....CDC'\Ien
"'\D~""
.. .. .. ..
",..."':N
. ""<<IN
N
0008..........
000 ....0....
00'" ......,.,
.......
......fNU'\..,..ao
~~
<I> <I>
...
'"
...
00
00
oon
......
N....
.
~
'"
...
.
...
88
. .
gg
i ......
~
....
.
o
o
on
...
- .
NN
~
H
.....
N
N
i
H
i
'"
...
'"
o
...... ('IIIN U
111 ......
~ = I ~ ~
.... 8. ~i "i ~
.S .: t~ I l!i i
~ ! I ~ Iii I ~ i ,
'iij!~ ne~~h
i! ill..... i!: A I ; i
~ ~G...t ~aIJ; ca.
; ~~a=. a..& I ..I
_ "''':1 ....."Ii
~. i !S~C'::.I~o 3
~] I ~;!~l~Jii; ; ~ i
It).
..
gg
. .
"
... "
~ .a
C1: "
H ~ ~ !2
g G lil
" = 31118 e i
". .!!! .... ca. ....
:t.8 UlS en
~j: ti IIq! ! ~::~!I
~a: ,," ~'::I .
ij! ~ ~ft ~ !liin
.~ ~ B I il; I Jlii; I
0 0 ...
! ...
...
0
0 CD
I .
IIIl
.
'"
S \0 0 0 \0 g ... ... 0 ........... 0
'" 0 '" '" J 0 "''''0 \0
\0 0 \0 on ... on ,..,..~ 0
. . - . . - . . .
!~ .. ... 0 ... \0 \0 .. '" "'0\0 '"
... 0 ... ,.. ;$ ,.. "'....... . CD
'" ... ... \0 ...
. - .
... ...
0 ,
H'"
III... .. .. .. ..
..
3
...
H
l!l
\0 0 0
'" 0
\0 0
.
... 0
... 0
'" ...
. .
... ...
,
o
!
o l1li
! sa.
.. ..l!I
I ~I"
i 3
loC ...
o H='
.. l!l!
!
5
::3
..
=
..
i
H
3
I
..
o
~
H
;:;-
...
i
~
!l
Ii
D .3
~ff
I J I
u .... l1li
.
ififi
~.
.' .
u . .
.. . .
:!: g ~
\0 on ...
.' .
... \0 \0
: :;; ;$
.
..
.
u
!
o
......
a
i ~
'G ~
. .0
..
1. :
. .
..
I
H
='
!
3
I
..
I
to'
1
'G
::
1.
.
...
.
..
u
..
r::
H
o ........
o ...'"
on ,..,..
CD
on
'"
\0
'"
...
-
'" ...0
,.. "''''
..
..
-
.-
o
on
.
'"
~
..
u
.:I
I
'"
.....
'G
. .
.!I E i
o . ..
.. . Q
_ ,~...! :Ill
....a- u
. .... 0
....~Uue.
1100... a
~ou.u
IUOQu.
...Iit~
....H.=i':::.. 0::1
1:,;,"1I'::! i:I
. ..1..~'i! .0
l1li
III
o
H
e=
a
8
o
H
....
H
~
..
l1li
I
. ,
,..
...
o
on
:'a
.
""
r::
o
..
u
.
'"
..
....
~
:it
If)'
0 0
0'" ..... ~ ... ......s 0-00 0- ..
S~ :::8g ... ...'" "'... 0- ..
... .....'" "'''' . ...
. . . . . . . . . . . . . 0
0'" "'00 .. g 0 ~"'... "'~ ..
0 00- ;$ .. ... ."'. ..0- N 0-
.... ~ . . ..... N"
- .. . . :0
...
... .
l>o
. ~ .gg 0-00 '"
. :i.", ...... :I
. ..'"
. . . . . . . .
.. . '" o-"'N ::=: '" .
.... . .. "'''' . ..
~ ... . ..... N..
. .
.. ... ~:gg 0-00 '"
... 0- ~... ...
. '" '" N"'''' ..... 0
... .. . - . . . . . .
.= . ... . "''''N "'~ ..
... ... .. "'~. 0'" ..
~,..... >- ... . ..... N..
. .
.......
:I....
~:I.. N"'O "'00 '"
~:l '" ...
~ ... "''''0 0'" ...
. a '" 0- "''''''' ~'" ...
..a... . - . . . .
lit .. '" ... ...N 8: '"
."" '" .. ~....
~ ... . ..... N"
. .
....
Alii ~"'O .00
0 '" .
N . "'''0 ..... ~
... N ~.'" ....
.. . . . - - . .
. '" ... ooON "'~
~~ ~ .. N"" "''''
... . ..... ....
. .
0 ... .. NNO 000 0
N N 0..0 0-... .
~ '" .~'" oo'" ...
.. . . . . . . . .
. N .. "''''N "'~ ~
.... ... .. ..tN.' oo", .
>- ... . ..... ....
. .
a . N ....8 000 ~
... . "'N ......
'" '" "'~'" ..... '"
~ . . . . . .
a '" "" .....N :: '"
~N .. .. 0" . .
... ... . ..... ....
888 . .
I .0 .. .
... ~..o
~ ... "''''g ...00 '" "'oooo"'~
'" ...... .... N N~. ~N
... ... ",oo", "'.. 0 00\"" ,....,...
. . . . . . . . . . -
... '" ""'N O-~ '" "'o-~ "'N
.. 0 .. 0-0 . ...0- .. .. . , ......
~ ... ... . N" .... . .
~ . .
...
=
. . I
. .
:: 3 .
. iii'! ...
.. i iiiiiJ! ...
!ll=. I ... !.t: I' 0
... II ... '"
u
0 :!~ . .. :s 'If ... :0
N .. ~ r~ ~ i
~..e ... ..
...... :s .
au '3 8 Ii.! i.,e l>o
jJ~ 3.ra a
..~ !)1 ]n ~1 0
..t~.! ~ ...
...
iii .. .. .
...u 111] .. I ....... t u
!J: U . ~n I~.. ...
i I .. ftJ
l>o
.9-
e' . ~
0 0
! 0 ... ... ... ... ... g ... \D
0 .., on .., ... .... on ....
0 on 0 0 on ... ... on ...
. . . . . . ...
on .... ... on .... 0 ... ... \D ...
0 ... on ... ...
I ... ... ...
~ I 0
, 0
... ...
\D
... :0
...
, ..
, ... '"
;~ ... . .... ...
, ...
e ,..!
..,
...
...... ....
III'" ... '"
0 ... ... ... ... ... .., ... ...
, 0 on ... 0 on 0 \D .... ...
... ... ... ... on ... .., ... .... I
'foe . .
... ... ... ..,
~
Cl II
...
II
'" foe
.".
..
0 J::
GI
l!i 0 ... ... ... ... ... .., ... \D '"
0 .., on .., ... ... 0 on ...
U 0 on 0 0 on ... ... on ... ...
= . . . . . . III
~e on ... ... on .... 0 ... ... \D GI
~ ... on ... ... ...
... ... ... Ilo
... t:=
0 111 .
~ Pot p:;
~. , III
0 ... ..:l
:I .
..:l~ .... Ill:
Ii! :;J t.l
:5111 ....
r::E ... p:;
! .. foe
...
II;GQ II; l/)
... ...
li . 0 ... ... ... ... eo .., ... ...
GQ , 0 on eo 0 on ~ \D ... ...
... e ... ... ... ... on ... ... ....
5 ... . .
.... ... ... ..,
~ ...
::J 01
Cl 01
'" ...
~ '"
.... .
CI:l
>.
...
:I
~
...
.. ...
u ...
.... '.
~ ... 0
.. J::
... u 0 ...
0 "- II ....
... ... .. :0
... .., III .. i
"- .... II ..
on .. e ... l>o
~ ... ... u .. J::
~ .... II II .. :! .5 ..
0 Pot ,al ~ II ~ 0
... '" U II .. '" ... ....
t: "- IIIl II '" ... 1 ... .. ..
0 r .5 6 e:l u l>o ..
... 8 ... .... 0 '" u ID
~ '" J:: t 0 e :tl ... ... ! II ....
... 0 ~ .. ~ ... II ...
'" '" .... ...~ .c 0 .. '.:! .. .. g:
~ ~ ..
-
J.-
..
~', - >.,! ..~ ~ i ':"1. .;:' ~\I':':'~~~ i. ~:.~,.t.i:~-f;ih ~' ~:g'
. i i I ~~4 D.,~B; 'I;~~I _~'" ~;~J~~~~' 'I~ ro. '""', 5 \-
(- _---3 :'. : !~. .. 7~ -~, '_io:r ,~:F1mU;; . ri '\\\ \!: \
O ,)r;,,', .....;;;-.:.,~..:o..j..~.~..:..' =..'- I "/ ~.f;,\..t...
,"'1 ..::. '. i~~" ... '-'l!;:'i~ -'" - j ,
" .. "'" o. ..l...oi.,:"",-~i";'!.L I~-_ 1 IItJ'.\ 1 f-.
~ ,.. _I'. .. -.., ""'= roc~ .
I~~ . tr _ ':I.'.. -, rr-' ...., ... I' . ~ I
1:..'\\C....' 1& .,' . 1J -'"""'!' ,~. "~,/i.. \\ I
: ~,:,', _ - =-' . i :! "~" 'l'k.. ~ \~. r'\
',;';:';:' --I~ . .' .,.. _ 1 i._ ?~,\ : \x.
't~. f(.lff P't, Ii} :." Ifl II '~. ,;, ~t--=. " j,V~r':', '., " ~<.
III..' .:,. .... .....~. .~p, ilill' .""', .":lII," .. /P.;..JL...",~\" \...--.
;':', : "::'.' LsilE\.~~;::[:"'.: ! ~ '..: ir~~~;;~: '~-:!.~:'- 'i ~~ ~ ' ~\~\ " 'r~>
'. iI- ... - h.h 2: ~ '., ',~
"~I-!,; . ..' " -." \ \'\ ',:;
~ : ~IJ'... ~., ,~~{ n4" ,Iii ~~.... _' ..:.:" .. '0 ~L . ~ u. ;:L
.. ~:. ..~::. ... ,~:::-. ]M~.'''''- f ,....Ii - .. ....' i::
_. .. ~.":'.".~, I ~- . I" . .". '.i-'It,""i.t::. ..' ~,~:''''1
.." . :. ,.. .. f'-i 'l!.. '" · III lid ..l:..,. ...... ,j Ii
;':,'J ..' ,.,~~. . '~~:~! '; . -ll~/:;;.iii-= ~'jt'~ 5, i- ,
. I, . ....-.. .. ~~. ~ ~ E. ......' _I J, . I'" r-:a "
_ I !;.' ~, . I; ._ h" r--;;: r ~ l...:, ..1 ~'
. .., " 'bfi '; i _19 . i: ., ! 'l- I
....
'l....1 '.- .. d cnz ;\' II _"""'" D'i "']::
~5'orlt.lrll.;~I'!!ll:;'" ii:-i:iUI'~~ i:_ 1. F"\...: ;! rr.~llr i 'j! ~V i~ ; r fu
. "'t;rn!I;~B' ..... ,'" i .. .. H . . :.'- I
O ;fl ~i+ '-. . '/!.. .... ~ II II! IJ ,.-. ~ ,':~. . - ;
f . 1- ,- . ......;;;r-. liS . ' .. ~ '1--" I ':". a:!! ~...; I
.. _..! ,. ~' .: ; ~ ~ H+- !,I!; I.t' l"r ~~ ...."j-
~. .. U ,- ,;. i,.~ ,,[\l1""',,::.: I- I
~~~~ " ".. .12~ " II~...~.~ I .-J:~I~":m'~~' '.:: f .~~ :,~"'_..i;lfo:"t
, _ ,o@Iilf1l:l1, IU~'. I:." . ,...... ..
., . ' '.. tJ'~.... , · . -c
". . C- '.. .' 1'1 L.- ---:;; ......... '.1'&
.. 'fl', ~~ " '.' '. "'~iIo!U" ',/ '- i:i:!;r,' ,'. .~'. '7 :: ~ ,JOO.... ,I
.. ," \. "I" . ~ "'. '. .I"-~", '.': ....~.:.~...
~ .. . II ! . -.' - ""~ ~
. Fii.-
:Ii,,';' III _"I .'''; . ,/ I1Jj"'; Ir/t;-l
.1/ .......if}.. I~' ,I ; : 1~:I . .r~'-; r.iJ:;:: i!!~
... ", -:,., . ," : ijiJ.... Iii !jJ :~: ~:~.. , .::.' . im~'1 ,., ,if: 1~..~:
. _ _~. ,- I ",.... ~! " -5i_W Ii '0"_ !f1t"1!.::r.
:; i . ,,:~"7- 1 at _ '..- Fa. I !L.~_; .._I
-. t..I.A. Ii' . ' .1 I .. , ,.:'.It
~' rU{~!' '"f-~ ~ . I "/ .:....I:.1"'.~ ~. I I! ~lIf ~~
~ ~ f='" r*! U -~,,,,
~~I~;:-'~~"; ~ ~.~tir'. '1 J~~~'
w'.' 1.- U ",,:,-~!:!-!?7.;' '111, i";.".~
~ " ~*" ~'II ~1; {I ~1 . !. ~.! ". i ii::-' . II ;.j ~..i. . ~
O ;>..If""'{ I ~ I)" j ; -~. . . I .: ~""8t-i,;
...-.......-!.C;"::. . I ~_
SITE MAP
June 12, 1991, J04044
Page 11 of 11
(0
'1}~"~'~ i9;(~~'Ti.l(lI.... . ..,' ,.~. :,.:;::..-;;.' '\__l~ -~':..' .J:~_::~$.i"'~"~1.. 'i
" . ,t). 1Ji.~' . I - . .." - .... ~,~.\ ~ -::-.:.. : i1:.((i1i.<;,," J_:~ #
. .' '~~i'""~ -. " . . ."'-: . ~~ ~~---,.
.~::. _. -';:...., y .., .' d'.' 'I . "~ ~ ".ft~: ~~ ;. i ~
'==.A _ _._ . l ~ ~ ~ ~
"""1 ~ 1\ : ~.= ...-' l~' ft . ,. .~, 1:' .E./l.."':
a:.j.I~ I .l\! "'- ~ /_, I I,,';:' \1 ~ -r"II...J:;G~ H",~
I r.,1'..=I...... ..,1. ~ ~ - ,...... =iloIo ,,- I SanBmdino ~ -:- -~.,i
la.._" .,""iiiiii!f :, ..!... .,'---- '( "-,
I '". ..... ...-- 1\ - . AI'''' E;,;,.-,,-- r<iY = ...:.- If
r a, _ ~ 7 I~ ~... j!' ':"" I
~J;; I I' - ,.. _.I-.rJ. I "l -~-
, .. :' ,_._ Oatario - Im&l.........-: --':;'f I
.. I _ _ . .... ,. '. ''''';;f 1 .. . ~ I
( fI ........... ~.--- -J 'lL;/ ..-.
'" . r ~,tct--~2 ~f" it ,- _ . .f. ~
- I ...."", .~~. ~ ~- - ~~-,
0;,,, · - · I~~ ..~. Ii ~ l~LJ= ~ ..
- ~i .:= - J~ ..It",....., I 1""''''- '.. ..: ..... I ...... ,
. ........ ...... -- ........ .. ~
J~ .. r.l.-, - I n ('""-"' ... ~"'" 't*-=-;.' .
....!. ol:l~ .. : y_ ...'" -- '7 'j .... .:..~. -
12";;"~~- I~ LV...., >, ~- 11.-\ ';;:~- .. I tIt-~
,~~ ~_ ,I & ~-""Il- ..~' ~ I ~ ",.x ,...~ ~,.~ 1II.' II
.....'\/. _J ;i~~,.~ \\ XI. #~~~ ,t --,
, ,~",~_",,~l:>:~ II.....'"'' ,,-:, ;., -'"
~ I~ ~ ....~ Ii ~7~ I "\ 5 \\ . r.o _.
", J'l'~. ~~ in ~ 'K-\w~' 1~ t:.L..;: \:- J " .-----"
. ~I). . , ... ~ "I. 0 ":.d.--" . - ./"
~... ~::-._~ ~I(~__~~ , ...,. ~... It ,.'~-,,'
ru-'2!Jl. l~ Cdi~__ ' ~ - ~---~~~\ """~"''''''
~2~ '~~":'."~ ~ !~\ ~ :;~_!" --y, , ....
:;'~~':';t~':'~~- ~ ~-tk..~ Ie. \\- -." ~
. . ~1~~1ta'tt\':. ;~,. .,.., ~ .-- \- -\....... ;:/jl"""
. :'~~" "'f':~lt" .. ~ .,/
~. -~<-~ , · iN. .. .l!':~!:j .~,;;-
. .. #[~~;~~ '~ ~., il ". J. J. '\_'~~llt I
\. , ~ \;;f~'~.' .;. "~,!...' .. ". ... V S ~, ·
. ~\... ._.~~ .-. ~.""a...- . ~-
\~ "'F;~~~~ ~t.€.if;~;" ~.. 10 ..._/ I -
j ~\\';;:,~'r~:",,~;~l .,~f'T.~rl~ . .....j. . ' )) p-
- '~'~,'~ .'(~~:,{l:~;~hi:", ' ':;;,:~~4~;;;. i;' ~ i ti
.... ~.....:.\. ~h _ _.' .,;. . .
_.... ;. " ~. .,: ......~. . ..",:.. ,-"1'1..,,". ".: .......: QIIiI
" ,... - ..::.,........... ~. ..r-7,"_"' ",~'.,"""'.." 9Q.,~" ~. l"_ '.. '*'
...__ ~ ... .".... . _'.;;;;;.,/';;';".~,' ,,''l.!., .:r.. ... \
\ ,_/ " 11"-' .T.-r-.-iI"-_ ,",,1IONAI: ,;;::'" ....- ..;.......-
" ,: II "'.r ;.:;.:-;::.;::;,;,~~ . ,'2.tt'~'" . _ ,,-....;;r.~ . "."
" ..~ ' ,y."I' ,-..',.^' ''':' ,,!'1'!"r."..~ i-~~' ':;:.; . _~ "__ll:' ' -.
~'~~ ", 1J.{"(;':"':{I;""~~:r;"d.....,,", ..' ~
~ ..... ~~ ....~.. . ..........~. '''.~''f'.' .... IIiII
~ ".7" .w_ ~ '!4*".. l-l' '~7....:.;<!.~.r...,.:~.:. .....~~ ..:~. ~'''i~ -- = .
~ PT#...{ ,.~J: ,... CtII f '; ~;t ''lr:;t'ci 1;1. ~;;.:.~.<;~:-.... ~
I ..., ZIt . t. ...... .':,.'" .' ~\;. .... ....... ~... .a~ a'-
1..;.-.: .~.. ,.."" .,,,",, . ," '. '.", ." .-. ......
.
"'....
.
'?
o
ADA HAP
June 12, 1991, J04044
Page 11b of 11
II ~\~1
i\ I II
'I ~~
--r-
(0