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HomeMy WebLinkAboutOrdinance - 2019-O0116 - North Overton PID Assessment Roll - 9_10_2019First Reading August 27, 2019 Item No. 7.2 ORDINANCE NO. _2()19-0()116 Second Reading September 10, 2019 Item No. 6.4 AN ORDINANCE REVIEWING CLASSIFICATIONS FOR THE METHODS OF ASSESSING SPECIAL BENEFITS FOR THE SERVICES AND IMPROVEMENTS OF PROPERTY IN THE NORTH OVERTON PUBLIC IMPROVEMENT DISTRICT; APPROVING, ADOPTING AND FILING WITH THE CITY SECRETARY THE ASSESSMENT ROLL; CLOSING THE HEARING AND LEVYING 2019ASSESSMENTS FOR THE COST OF CERTAIN SERVICES AND IMPROVEMENTS TO BE PROVIDED IN THE DISTRICT DURING FY 2019-20; FIXING CHARGES AND LIENS AGAINST THE PROPERTY IN THE DISTRICT AND AGAINST THE OWNERS THEREOF; AND PROVIDING FOR THE COLLECTION OF THE ASSESSMENT. WHEREAS, Chapter 372 of the Texas Local Government Code (the "Act") allows for the creation of public improvement districts; and WHEREAS, On October 9, 2003 the City Council passed Resolution No.2003-R0468, attached hereto as Exhibit A, which made certain findings concerning the advisability of creating the North Overton Public Improvement District (the "District"), authorized and created the District as a public improvement district under the Act, and designated the Lubbock City Council as the entity responsible for the management of and provision of services and improvements to the District; and WHEREAS, On October 23, 2003, the City Council passed Resolution No. 2003-R0492, approving the Service and Assessment Plan (the "Plan"), which has been reviewed and revised each year when necessary. Exhibit B, attached hereto, contains a revised 2019 Plan for the District; and WHEREAS, the Act requires that the City Council review the Plan; prepare a proposed assessment roll (the "Roll") and file it with the City Secretary; and schedule a public hearing to consider the proposed assessments and receive public comment on an annual basis; and WHEREAS, after published and mailed notice of the hearing, pursuant to the Act, a public hearing was held August 27, 2019, to consider objections to the proposed assessments. The City Council closed the public hearing after receiving property owner's concerns and comments (both oral and written) on proposed 2019 assessments within the District and acted on any objections to proposed assessments for particular parcels; and WHEREAS, the City desired, by the calling and holding of such public hearing, to provide a reasonable opportunity for any owner of property located in the District to speak for or against the 2019 assessment rate for a special assessment against real property and real property improvements exclusive of public rights-of-way, to provide funding for the District for the purpose of supplemental services and improvements; and North Overton PIA Assessment Ordinance 2018 (FY 2018-19) Page WHEREAS, the City Council desires to review classifications and formulas for the apportionment of the costs for the services and improvements of the property in the District, and approve, adopt and file with the City Secretary the Roll which is attached hereto as Exhibit C; and WHEREAS, the City Council finds after review that the revised service plan and assessment plan are feasible and sound and will serve the needs and desires of the property owners and that the assessment rate of $0.18 per $100.00 valuation for year 2019 through 2023, as determined by the Lubbock Central Appraisal District, of the property or improvements to the property located in the District; are reasonable and adequate. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK, TEXAS: SECTION 1: That the facts and recitations contained in the preamble of this ordinance are hereby found and declared to be true and correct. SECTION 2: That the City Council after review of the Plan approves the method of assessing special benefits of services and improvements as set forth in the Plan. Terms relating to property taxes in this ordinance shall be used as defined in Section 1.04 of the Texas Property Tax Code. In accordance with the Plan, each property owner in the District identified for assessments in 2019 receives the same amount of service for the assessment provided. The proposed method of assessment, which specifies included or excluded classes of assessable property, is based on the net taxable value of the real property and real property improvements as determined by the Lubbock Central Appraisal District in accordance with Chapter 25 of the Texas Property Tax Code. Public rights-of-way are exempt from assessment. All property zoned commercial and high- density residential under the City of Lubbock Zoning Ordinance have been assessed on an annual basis beginning January 1, 2004. All single-family and duplex -zoned property are assessed on a block -by -block basis determined by the public improvements to be maintained by the District's funds which are completed and existing in that block on January 1 of each year. SECTION 3: The City Council hereby approves, adopts and files with the City Secretary the Roll. The Roll states an estimate of the assessment against each parcel of land in the District, as determined by the method of assessment set forth in the Plan and this Ordinance. The City Secretary shall file the Roll in the official City records. The Roll shall be subject to public inspection. SECTION 4: That the City Council finds that the notice of the City Council's intention to consider the proposed assessments at a public hearing on August 27, 2019 at 4:30 p.m. in the City Council Chamber, 1625 13th Street, Lubbock, Texas was published in the official newspaper of the City of Lubbock, Texas before the 10'h day before the date of the hearing. The notice stated: (1) the date, time and place of the hearing; (2) the general nature of the services and improvements; (3) the cost of the services and improvements; North Overton PID Assessment ordinance - 2019 (FY 2019-20) Page 2 (4) the boundaries of the District; and, (S) that written or oral objections will be considered at the hearing. SECTION S: That the City Council finds that City staff mailed to the owners of property liable for assessment, notice of the hearing as the ownership appears on the City tax roll. The notice contained the information required by the Act. The notice was mailed before the 10th day before the date of the hearing to the last known address of the property owner on the City tax roll. The failure of the property owner to receive notice does not invalidate the proceeding. SECTION 6: That the City Council finds that the assessments should be made and levied against the respective parcels of property within the District and against the owners thereof, and are substantially in proportion to the benefits to the respective parcels of property by means of the services and improvements in the District for which such assessments are levied, and further finds that in each case the property assessed is specially benefited by means of the said services and improvements of the District, and further finds that the apportionment of costs of the services and improvements is in accordance with the law in force in this City and the State and in the proceedings of the City heretofore had with reference to the formation of the District and the imposition of assessments for said services and improvements are in all respects valid and regular. SECTION 7: That there shall be and is hereby levied and assessed against the parcels of property within the District, and against the real and true owners thereof (whether such owners be correctly named or not), the sums of money calculated by applying the assessment rate to the final 2019 city net taxable value in the manner described in the assessment attached hereto in Exhibits B and C, shown opposite the description of the respective parcels of property, and the several amounts assessed against the same, and the owners thereof. SECTION 8: That the several sums above mentioned and assessed against the said parcels of property and the owners thereof, and interest thereon at the rate per annum established in Section 9 together with reasonable attorney's fees and costs of collection, if incurred, are hereby declared to be and are made a first and prior lien against the property assessed, superior to all other liens and claims except liens and claims for ad valorem taxes and is a personal liability of and charge against the owners of the property regardless of whether the owners are named. The lien shall attach on January 1 of each year to the property to secure the payment of all assessments, penalties, and interest ultimately imposed for the year on the property, whether or not the assessments are imposed in the year the lien attaches and shall be effective until the assessment is paid. The lien is perfected on attachment and perfection requires no further action by the governing body. SECTION 9: That the assessments levied herein shall be due and payable in full on receipt of the assessment bill and are delinquent if not paid by January 31, 2020 except as provided in Sections 31.02(b), 31.03, and 31.04 of the Texas Property Tax Code. A delinquent assessment incurs a penalty of six percent of the amount of the assessment for North Overton PID Assessment ordinance 2019 (FY 2019-20) p 3 the first calendar month it is delinquent plus one percent for each additional month or portion of a month the assessment remains unpaid prior to July 1 of the year in which it becomes delinquent. However, an assessment delinquent on July 1 incurs a total penalty of twelve percent of the amount of the delinquent assessment without regard to the number of months the assessment has been delinquent. A delinquent assessment continues to incur the penalty provided by this section as long as the assessment remains unpaid, regardless of whether a judgment for the delinquent assessment has been rendered. That if default be made in the payment of any of the said sums hereby assessed against said property owners and their property, collection thereof, including costs and attorney's fees, shall be enforced by the governing body in the same manner that an ad valorem tax lien against real property may be enforced by the governing body under Chapters 31, 32 and 33 of the Texas Property Tax Code. The owner of the assessed property may pay at any time the entire assessment on any lot or parcel, along with any interest and penalty that has accrued on the assessment. SECTION 10: That all assessments levied are a personal liability and charge against the real and true owners of the premises described, notwithstanding such owners may not be named, or may be incorrectly named. SECTION 11: That the assessments herein levied are made and levied under and by virtue of the terms powers and provisions of the Act, as amended. SECTION 12: That the City may contract with the Lubbock Central Appraisal District and any competent attorney to collect the assessments and to represent the District to enforce the collection of delinquent assessments. The attorney's compensation shall be set in the contract, but the total amount of compensation provided may not exceed twenty percent (20%) of the amount of delinquent assessment, penalty, and interest collected, as required in Section 6.03 of the Texas Property Tax Code. AND IT IS SO ORDERED. Passed by the City Council on first reading on August 27 2019 Passed by the City Council on second reading on September 10 2019 DANIEL M. POPE, MAYOR North Overton PID Assessment Ordinance - 2019 (FY 2019.20) POP 4 ATTEST: PReb�,ca Garza, City eecre y APPROVED AS TO CONTENT: D.osteh h, Chief Financial Officer APPROVED AS TO FORM: elli Leisure, Assistant City Attorney Ord. North Overton PID Assessment Ordinance 2019 August 12, 2019 North Overton PCD Assessment Ordinance 2019 (FY 2019-20) p s EXHIBIT A Zwolutlou Ha. 2003 X GB October 9. 2003 YtM No. 75 RESOLUTION WHEREAS, a petition has bees received from the record owners of taxable real wrty representing more than 50 percent of the appraised value (as detem wined by the t recent certified appraisal roll for Lubbock County) of an area within the City of bock, in North Overton generally bounded by the Marsha Sharp Freeway on the h, University Averme on the west, Broadway on the south and the alley between sue R and Avenue Q on the east„ AND owners of not less than fifty percent (50°6) of area of all taxable real property that is liable for assessment under the proposal; iesdog establishment of a North Overton public Impmvembnt District under Section ,005 of the public Improvement District Assessment Act for the purpose of enhancing n ity and public safety, providing maintenance of landscaping in the public rights -of- and providing public trolley service, all in accordance with the Act; and W�REAS, the petition, a copy of which has been attached as Exhibit "A," was examined„ verified, found to meet the requirements of Section 372.005(b) of the Texas Local Government Code, and accepted by the City Council of the City of Lubbock, Texas, (the `City % and WHEREAS, the boundaries of the proposed North Overton public huprovement District within the city Iimits of the City of Lubbock are described in the attachment designated as Exhibit "B" end shown on the map attached hereto as Exhn'bit "C" ; and WHEREAS, the City has called a public hearing to hear public comments on the advisability of the proposed public improvement district and its benefits to the City and the property in the proposed Tax Increment Financing Reinvestment Zane; and WS>AS, notice of such public hearing was published in then a daily paper of general circulation in the City, such publication date being before the 156 day before the date of the public hearing stating the time and place of the bearing, the general nature of the proposed improvement, the estimated cost of the improvements, the boundaries of the proposed assessment district, the proposed metbod of assessment, and the proposed apportionment of coat between the improvement district and the city as a whole; and WHEREAS, written notice containing the information in the published notice was mailed before the Ise' day before the date of the hearing to the current addresses of Nadi o m Pm r a iwfs hrI EXHIBIT A 0 owners, as reflected on the tax rolls, of property subject to assessment under the public improvement district; and W�REAS, such hearing was convened at the time and place mentioned in flee ed notice, on the 9th day of October, 2003, at 11:13 o'clock am., in the Council of the City of Lubbock, Texas; and WHEREAS, the City, at such hearing, invited any interested parson, or hislher reseatalive, to appear ad speak for or against the authorization of the North Overton clic hWwcment District, the boundaries of the proposed Public Improvement trio, whether all or part of the territory which is described in Exhibit "B" attached ata and depicted an the map attached hereto as Exhibit "C" should be included in such posed North Overton Public Improvement District, the advisability of the proposed woventents, the nature of the improvemeals, tha estimated costs of the improvements; method of assessment; and the spy artianment of the costs between the district and the city as a whole; and WHEREAS, all owmas of property located within the proposed Tax Increment Financing Reinvestment Zone and all other taxing waits and other interested persons wee given a reasonable opportunity at such public hearing to protest the authorization of the proposed North Overton Public Improvement District and/or the inclusion of their property in such Tax Increment Hieing Reinvestment Zone; and WHEREAS, the proponents of the North Overton Public hoprovement District offered evidence, both oral and documentary, in favor of all of the foregoing matters relating to the creation of the North Overton Public bnprovemtent District„ and opponents of the North Overton Public Improvement District were given the opportunity to appear to contest authorization of the district: after which the hearing was closed; NOW b1.1: -LU BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: SEMON 1: THAT the has and recitations contained in the preamble of this ordinance aro hereby found and declared to be true and correct, NM* Granas FM FIWW PW2 EXHIBIT A SECTION 2: THAT the City Council, after conducting such hearing and having such evidence and testimony, has made the following findings and determinations on the evidence and testimony presented to it: a) That the public hearing on the advisability of authorizing the North Ovmton Public Improvement District has been properly called, held and conducted and that notice of such nearing has been published and mailed as required by law and delivered to the crurent address of the owners of property subject to assessment under the proposed public improvement district. b) That authorization of the proposed North Overton public Improvement District with boundaries as described in Exhibits "B" and "C" for the purpose of enhancing security and public safety, providing maintenance of landscaping in the public rigbts-of-way, and providing; public trolley service is advisable and will result in benefits to the City, its residents, and property owners, in general, and to the property, residents and property owners in the North Overton Public Improvement District. c) That the total estimated coat of services and improvamerits proposed to be provided by the District is approximately 5852,000 over the next five (5) years, and that the estimated annual coat rises from 586,L00 in the drat year to 5254,700 in year five (5). d) That the casts are based on a proposed assessment rata of g.15 per 5100.00 of valuation through year 2010, decreasing to $0.10 per $100.00 of valuation in year 2011. Assessments to cover estimated costs of enhanced services and Improvements are proposed to be applied to newly developed areas during the early yam and during the later years will be applied to currently existing properties as enhanced services and improvements aro completed in the blocks containing those properties. e} That as to appoldonment of cost between the proposed District and the city, all coats for proposed improvements will be paid by the District through assessments. North OMMM Pa] RRdbV pop EXHIBIT A SECTION 3. That the City hereby authorizes, under Sections 372.006, 372.010, and 372.041 of the Act, a public Improvement district over the area described in Exhibit "B" attached hereto and depicted in the map embed hereto as Exhibit "C" and such public improvement district shall bereaRer be identified as the North Overton Public Improvement District, City of Lubbock, Texas. SECTION 4: That the City Council shall be the governing board for the North Overton Public Improvement District. SECTION S: That notice of this authorization for the North Overton Public Improvement District shall be published in a newspaper of general circulation in the city. SECTION 6: That if any section, paragraph, clause or provision of this Resolution shall for any reason be held to be invalid or unenforceable, the invalidity or unenforceability of such section, paragraph, clause or provision shall not affect any of the remaining provisions of this Resolution. PASSED by the City Council this 9th day of October, 2003. ATTEST: bum City Secretary APPROVED AS TO er, Managing Director and Transportation T.I. P ERSON, SENIOR COUNCIL MEMBER MOM ova"s PM R~ peso EXHIBIT A APPROVED AS TO FORM: Linda L. CbmWes Supervising Attomey, Office Pracdot LCM*vmqhmbMMft4vv oemberq.3= N" owe rm rhou . Pops EXHIBIT A ` lunar No. 2003-RMGB Exhibit "r PETITION TO CREATE THE NORTH OVERTON PUBLIC IMPROVEMENT DISTRICT TO THE HONORABLE MAYOR AND MEMBERS OF THE LUBBOCK CITY COUNCIL: The andandyned who are the owners Of real Pmpeft In the hereinafter described Oletrtd MPedhrgy file fists petilion On 't mon71equesting, the Chy Council of Lubbock, Texas to find OW liar foftft IZetrfCt is adYMMe and fflaisaary and world promote the Wwwft of the City and to establish the Fdit IMP &Mwnt district In acconianoe with Chapter 372 of the Texas Local Gavemment Code (do 'AW). ire P8—m=- n for owner Date RrInm name of owner owner's printed name, If different tram signer 8lgner's reWw to cenrer, fi not Owner Ognem maft address Sigreft day time gone nwntrar or WAW +UJVr "M PI+=nf ul mngpnt# Person . -..-..-48 �.�. v� �R w��r �am names own. The pmperty�ies3 of the owner a boated at the following adrfraae(es) within the aitrrd�red shell. Dist W or at the addresses wtlhla the t7istric1 listed On the couMlr OF LU8@OCK (BPECIt1r IFI OTMQ f This Instrument was ACKNOMAI M before me this day of 2= by No" Pubic, state of Texas (8eaq CW expire Pia.. . exP6es Please reh m the s%pW, notarked petition to: Rob AlIlsom Business and Neighborhood Development Manager, CKY of Lubbock, P 0 Box 2000, Lubbock, TX 79467. EXHIRI X' A NORTH OVERTON PUBLIC IMPROVEMENT DISTRICT (PID) The proposed North Overton Public Improvement District (Pio) gena lMy covers the same boundary as the Tax Increment Financing Dlslrld, but Is sliptrtiy smaller as shown an the attacked map. The purpose of the PID Is to enhance and mdnbdn landscaping and pubic improvements wfthin the street rlghbo way, provide increased security within the PID area, and also potentially provide for a trolley shuttle service. A PID Is funded by a smell assessment based on the value of each property within the PID. This assessment will generate sufficient funds to pay the projected expenses of the PID. As an example, with an assessment of $0.10 per $100 valuation, an owner with a property valued at $100,000 would pay an assessment of only $1100 per year for the Increased landscaping and public improvement maintenance, enhanced security, and trolley service. it Is expected that the assessment rate would be no more than $0.10 per $100 valuation, and maybe less. A PID is inIdeted by property owners v Mn the proposed PID boundary. indicated by their signing a petition requesting that the Clty awte the PID. The patHion is sufficient If it Is signed by the owners of at least 50% of the appraised value of properly within the PID boundary, and owners of either of the IWIOWIng: at hast 50% of the area of all property within the proposed PID boundary. gG at least 5046 of the number of properties within the proposed PID boundary. An advlsory body may be established to develop and recommend an improvement plan to the City Coundl. In addition to a petition signed by the sufficient number of owners, a five-year iNiiai Service Pian must be prepared which outlines (among other things) the proposed services to be provided, management of the district, and the proposed method of assessment and apportionment of coals required to fund those services. Following submission of the petiflon and Five-year SeMoe Plan, the City Council than holds a Public hearing to discuss and MOM comments regarding establishment of the PID Each property owner within the proposed PID will receive written notification of this public hearing. At a subsegcuent meeting, the City Council then approves a Resolution which establishes the PID, the proposed services and coals„ and the method of assessment. Normaly. a majority vote of CouncU is satisfactory. The PID approval process normally takes sterol 45 months atter submission of the petition to the City. Based on this time requirement, It is expected that If approved, the North Overton PID would take affect July 11, 2003. EXHIBIT A adsoluti,va Ib. 2003-1104W North Overton Publie Improvement District Proposed Boundary Description, Exhibit B Beginning at the northwest comer of the intersection of 106 Street and Univeusity Avenue; Then north along the western right of war of Uwvcmty Avenue to the southern right -o - way of the alley brtween 0 Street and Sm Streets; Then east along the southem boundary of the alley between. 0 and yes Sh=W approximately 350 feat thea north approximately 100 t then east approxigaatmly ISO feet, than south appmatimataiy 31 feet, then east approximately 100 feet to the western rigl"Pvay of Avenue X (the western and northern boundaries of a parcel currently desen'bed as Overton, Block 133, the south 50'of Lot 1 and 2 and the south 81' of Lot 3 &M%b 5); Thea south along due western right-of-way of Avemee X approximately to the southwest corner of the intersection of the alley between 0 and Ss' Struts and Avenue M, Then east along the southern boundary of the alley between 41h & 5e Streets to the southeast corner of the alley intersection at Avenue W; Then north approximately 100 feet then east approximately 600 feet to the western right- of-way of Avenue V (the western and north boundaries Of two parcels currently desenW as Overton, Block 64, south 78.8' of Lots 1-6 and Block 64, south 78.8' of Lots 7-12); Thea south along the wasters rifht-of--way of Avenue V to the southwest comer of the intersection of Avenue U and 5 Street; Then east along the soul m riet-of-way of Ss' Street to the southeast comer of the intersection of Avenue U and 5 Sheet Then north along the eastern right -of way of Avenue U to the southeast coma of the intersection of the alley between 4h and Ss' Streets; Then asst along the southern boundary of the alley to the southwest corner of the intersection of the alley and Avenue R; Then south aloaR the west right -of --way ofAvenue R to the southwest corner of the intersection of 5 Street and Avenue R; Then east along the southern right-of-way of 5e' Street to the southwest corner of the right-of-way of the alley between Avenue R and Avenue Q; Then south along the wwtem right-of-way of the alley between Avenue R and Avenue Q to the northern right-of-way of 66 Street; 0 LXMOIT A 0 Then west to the northwest coiner of the intersection of & Stmt and Avenue R; Thar south along the west right-of-way of Avenue R to the southwest corner of the intersection of 7m Street and Avenue R; Then east to the western right-of-way of the alley between Avenue R and Avenue Q; Then south along the western right-of-way of the alley between Avenue R and Avenue Q to the southwest corner of the intetseetion of the alley and I& Street; That south approacitnately 150 feet (along the eastern boundary of a parcel currently described as Overton, Block 118, Lots 10 thru 12) Then west approxin ately 1,200 feet to the northwest corner of the alley between 1 Om and Main Streets at Avenue T; Then south to 1116 northwest corner of the intersection of Avemle T and Main Street; Then west to the northwest corner of the intersection of Avenue U and Main Street; Then south to the northwest corner of the intusection of the alley between Main Street and Broadway and Avenue U; Then west along the northern right-of-way of the alley between Maim Street and Broadway to the eastern right-of-way of Avenue w; Then north to a point parallel to the northern right-of-way of the alley between Main Street and I & Street, Then west along the northern boundary of the alley to the eastem right o& -way of Avenue x Then north to the northeast corner ofAvenue X and I& Street; Then west to the point of beginning. 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Exhibit D reflects an estimation of assessments based on the preliminary 2019 values, however, the actual assessment will be based on the final 2019 net taxable values. Assessment will be $0.181$100.00 valuation. * All property zoned commercial and high - density residential under the City of Lubbock's Zoning Ordinance were assessed beginning January 1, 2004. * All single-family and duplex -zoned property will be assessed on a block -by -block basis. Assessment will begin for property in a single-family or duplex -zoned block, at the time public improvements to be maintained by PID funds are completed in that block, as of January 1 of the assessed year. Service Plan Calendar Year Property Values • Discounted Property Values Fiscal Year Revenues Interest Earnings Assessment r@ $0.18 Total Expenses Security Maintenance Repairs/Replacements. Electric Water Administrative Costs Annual Operating Cost Total Cash Reserve Assessment Information Budget Proposed 2018 Totals 2019 2020 2021 2022 2023 454,284,862 447,208,803 456,152,979 465,276,039 474,581,559 484,073,191 484,073,191 447,208,803 442,468,390 451,317,757 460,344,113 469,550,995 469,550,995 2018-19 2019-20 2020-21 2021-22 2022-23 2023-24 Totals* $ 14,138 20,556 22,101 23,130 22,630 22,061 f 124,617 815,645 804,976 796,443 812,372 828,619 845,192 4,903,247 s 829,783 825,532 818,545 835,502 851,250 867,253 5,027,864 $ 75,000 50,000 50,000 51,000 52.020 53,060 S 331,080 561,000 466,000 475,320 539,580 550,371 561,379 3,153,649 82,400 100,000 103,000 106,090 109,273 112,551 613,314 66,950 45,000 46,350 55,000 56,650 58,350 328,300 64,535 66,471 75,000 77,250 79,568 362,824 60.900 14,434 15,381 15,843 15,843 16,319 138,322 8,487 14,852 15.7.56 15,714 15,714 16,185 86,169 s 853,837 755,281 771,779 858,227 877,121 897,411 $ 5,013,657 $ 934,359 1,004,610 1,05075 1,028,650 1,002,778 972,620 is 972,620 2011-2023 Assessment per $100,000 S ilio go ch ch N N s �~ U- 0 z O Z se a M rl M rl M Ln m N 171 N Mn pq 8 01 to zuj Q N N N m a* - m to m a 1 � m m O ^ ui 2 o J m m n {m eryryi M LO N CP Ln N M vii g ,00 i� ILK I I n m O t Ln a -i N a a s �~ U- 0 z O Z se a M r - D a zuj igd O - m to m a 1 � m 0 LUm a 2 o J m m m {m I u � Z a I C ? vii m m '^ Ln z Z o a a le a :19 as m a z$ a Ox a a a a �n a zm0 a d Z O d O Q O u O�� O O m� W o a~c W o W o o~e W a W 0 E v z W� a W W _0 o'�t �' o xfo— F F W~ i� W _ W r' u " 0 Q n Q n if H a ti O n m .0 o Z ? o O z ou i/1 Z W Z m r r O r Z m a o a 0 W W J z a u u a u z m t J ,�Oj to ON m Irl � N m M M G~ aT `V eo�� O o m °° m 0 C 10 J N J ` N J I rf N n Ol N n l �-I ..J N m e-1 J N m e -I � N J O N -1- N N m _ F 1/l Lull <n rn m In Ln N Ln m H N in Ln n Z n m o�n q m m Q U. 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