05-18-87 agenda-~- ~
RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 15
Agenda May 18, 1987
Issue Statement:
Authorization to amend Vo-Tech contract for property at 6820-12th
Avenue
Background:
On May 19, 1986, the HRA authorized a contract with South
Hennepin Vocational Technical Center (Vo-Tech) to rehabilitate a
structure at 6820-12th Avenue. To ensure project completion in a
timely manner, it is requested that the contract be modified to
delete the landscaping work and add improvements to the garage.
The landscaping work at 6820-12th Avenue was to be completed by
the Vo-Tech students enrolled in the landscaping program at an
estimated cost of $1800. This amount is included in the total
contract price of $49,850.. Due to recent changes in the Vo-Tech
school's curriculum schedule, landscaping work has been postponed
until fall of 1987. .Since project completion and sale are
scheduled for July, 1987, staff believes it would be preferable
to complete the landscaping before July. The cost of hiring a
contractor to complete the work is anticipated to not exceed
$2800. Landscaping cost will be funded from the proceeds of sale
of the property estimated to be $62,500.
The existing driveway and garage were to be
garage being renovated to match the house.
garage improvements was thought to have bee
original Vo-Tech contract amount. However,
scope of work with Vo-Tech staff, indicates
a new roof was included in the bid.
retained with the
The cost of the
n included in the
review of the bid and
only installation of
The remaining improvements necessary to complete the garage
renovation include a new overhead door, and siding to match that
of the new structure. The cost of these improvements is $700.00.
The additional funds necessary to complete these improvements
will come from the proceeds of sale of the home.
In summary, the suggested modification would affect the project
cost as follows:
Original Contract price: $49,850
Less Landscaping ($ 1,800)
Plus cost of garage improvements $ 700
New contract price $48,750
Plus estimated additional cost of
landscaping $ 2,800
Estimated Total Project Cost $51,550
The proceeds of sale were estimated to be $60,000 in the 1987
budget. This covered costs such as the Vo-Tech contract, soil
correction work, survey, title insurance, points at closing,
staff time, etc. However, with the price being increased to
/-i
$62,500, there is sufficient monies to cover expenditures related
to garage and landscape.
If the HRA authorizes this proposal, a landscape contractor would
be competitively selected. Legal Counsel would draft the
necessary contract amendments for Vo-Tech and the HRA Chair and
Executive Director to execute.
Recommendation:
It is recommended that the HRA adopt the attached resolution
authorizing:
-the removal of the landscape work from the contract
-the completion of necessary improvements to the garage
-a change in the contract amount for the 6820-12th Ave.
project; from $49,850 to $48,750.
Basis of,Recommendation:
1. The postponement of landscaping work could cause a delay
in project completion and sale. _
2. The garage requires renovation, the yard requires
landscaping.'
Alternative Recommendation:
Do not authorize con ract modifications. However, this would
negatively impact the appearance of the project and delay
completion.
Decision Mode•
'The project is in its completion phase. Construction and
contract modifications should be made at the May 18 HRA meeting
if completion is to occur on schedule. Buyers are being
identified by the HRA at the May 18th meeting.
Respectfully submitted,
~`
Ja s D. Prosser
Ex cutive Director
T~ ~- ~
HRA Resolution
Resolution For Amending Construction Agreement
With Vo-Tech at 6820-12th Avenue
WHEREAS, the Housing and Redevelopment Authority (HRA) in and
for the City of Richfield has entered into a contract with South
Hennepin Vocational Technical Centers (Vo-Tech) to renovate a
house structure at 6820-12th Avenue; and
WHEREAS, the HRA has determined that it is appropriate to
amend the construction agreement as it relates to the Scope of
Work and contract price.
NOW, THEREFORE., BE IT RESOLVED by the Housing and
Redevelopment Authority in and for the City of Richfield,
Minnesota:
That the Chairperson and Executive Director are authorized to
execute contract amendments which:
-delete the requirements for landscaping work from the
Scope of Work
-add the completion of garage improvements, new siding and
an overhead door, to the Scope of Work
-change the contract price from $49,850 to $48,750
-authorize the Executive Director to secure competitive
bids and initiate landscaping work at the site
Passed by the Housing and Redevelopment Authority in and for
the City of Richfield, this 18th day of May, 1987.
homas E. Harms, Chairperson
ATTEST:
Joan Helmberger, Secretary
~~
RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 14
Agenda May 18, 1987
Issue Statement:
The public hearing and sale of the HRA owned property at 6820-
12th Avenue
Background:
A notice of public hearing has been published in the Sun-Current
for the May 18, 1987, HRA meeting to authorize the sale of the
newly rehabilitated single-family. home at 6820-12th Avenue.
This rehabilitation project, a joint effort between the HRA and
South Hennepin Vocational Technical School (Vo-Tech), was
authorized by the HRA May 19, 1986. Exterior and interior
finishing work is underway. Completion and sale is scheduled for
July. The Vo-Tech contract of $49,850 would be paid from the
proceeds of sale. Prior to sale the HRA will have an opportunity
to inspect the work during an "open house".
Advertisements to identify eligible families were published in
the Minneapolis Star and Tribune and the April issue of Your
City/Your Schools. Fourteen applications were received, with
eight being from Richfield renters. Following applicant
evaluation, three were determined to be qualified to participate
in a drawing to identify the purchaser. Based on criteria
developed on CDBG, HRA, and MHFA requirements and standards, the
purchaser must meet the following program requirements:
-have a 3-6 member family to best utilize the 3 bedroom
home (a family is defined as persons related by blood,
marriage or operation of law);
-be a first time homebuyer; (or have not owned in 3 years)
-have the following maximum annual income depending upon
family size,:
Family Size Maximum Income
3 27,350
4 $30,400
5 $32,300
6 $34,200
This income is 80~ of the Metropolitan area median income-
an accepted Section 8 and CDBG program income level.
(Note: when interest rates rose recently, the minimum
required income increased to approximately $24,000 from
the originally advertised minimum of approximately $22,500)
-have the ability to pay an initial sales price of $62,500,
$5000 down, and closing costs; and
-indicate a willingness to be subject to a second lien
by the HRA for the difference between the initial sales
price and actual value. (This lien will be discussed
in detail later in the letter).
Eleven applicants were ineligible for various reasons: income too
high, or too low, debts too high, not a first time buyer,
insufficient downpayment available, or not meeting the 3 to 6
member family requirement. As a result of the drawing, the first
ranked purchaser and two alternates were identified:
,~,~
-First Selected: The Cooper family;
a 4 member family, income qualified,
Richfield.
-Alternate ~~1: The Vrchota family
a 5 member family, income qualified,
New Prague, MN;
-Alternate 4~2: The Jensen family
a 3 member family, income qualified,
in South Mpls.
presently renting in
presently renting in
presently renting
With HRA authorization of sale, the first ranked purchaser will
be requested to enter into a purchase agreement. The alternates
are used only to ensure that a purchaser is available if one
drops out or is disqualified by the lender.
The purchase agreement discusses the conditions of sale and the
HRA second lien placed on the property. The Estimated Market
Value of the property is $78,000, the initial sale price is
$62,500. A.downpayment of $5000 is required with a first
mortgage in the amount of $57,500. After the first mortgage lien
to the lender and the purchaser downpayment, the purchaser will
be responsible for a second lien of $15,500. The second lien
amount would accrue no interest and would not be paid by the
purchaser until they sell at some future time. However, if the
sellor finds a qualified buyer on the basis of income and family
size with Section 8 standards, the lien is not due upon sale.
The second lien concept, used several times by the HRA, helps
keep the initial purchase price down. This provides new housing
at an initial cost significantly below what average homes sell
for in Richfield. ($76,968 in 1986 based on Mpls. Board of
Realtors). The purchaser further benefits because of low initial
maintenance costs, low energy costs, and the reduced interest
mortgage financing. Funds received when a second lien is repaid
are returned to the New Home Program for financing housing
activities of the HRA.
In anticipation of utilizing MHFA financing, the HRA is also
requested to authorize a possible reduction in the sale price of
6820-12th Avenue from $78,000 to $75,000, if required by MHFA.
The estimated value of the property is $78,000. However, MHFA
may limit the sale price of this structure to $75,000 because
they consider the renovation an "existing" house and $75,000 has
been the maximum sales price in past programs. This $3000
reduction in value at time of sale would reduce the amount of the
HRA second lien by $3000 from $15,500 to $12,500. The HRA has
been requested to and has supported this adjustment on previous
occasions when MHFA financing has been utilized.
It is anticipated that in the near future, MHFA financing will
be available at 8.5% to 9% and 3-1/2 points. MHFA is planning a
mortgage bond sale since all funds are presently committed.. If
MHFA financing is not available, FHA financing will be utilized.
However, it is difficult to secure an FHA mortgage with an
interest rate below 10% and 3-1/2 points. It is increasingly
difficult to qualify any of the identified applicants when the
interest rate exceeds 9%.
The estimated monthly housepayment (PITI) at 9% interest with a
30 year fixed rate mortgage approximates $563/month; $463/month
_"~- .,~.
for principal and interest, $100/month for property taxes and
hazard insurance.
At closing, the HRA will pay up to 3-1/2 points for mortgage
discounting (approximately $2000) and the cost of title insurance
(approximately $200). These costs have been anticipated in the
1987 authorized budget and will be paid by the proceeds of sale.
It is not known, at this time, if the first ranked applicant is
definitely the qualified purchaser. The lender and MHFA will
make that determination once a purchase agreement and loan
package are received. In the event the family is found
ineligible, the purchase agreement is void and earnest money
released. The alternate buyers are then contacted.
Recommendation:
It is recommended, following public hearing, that the HRA adopt
the attached resolution which authorizes the disposition of the
HRA owned property at 6820-12th Avenue and the possible reduction
in the value at time of sale if required by MHFA.
.Basis of Recommendation:
1. A purchase agreement cannot be entered into prior to the HRA
authorization of sale.
2. A purchase agreement is necessary to .obtain a firm financing
commitment.
3. The home is nearing completion and will be ready to sell
shortly.
4. MHFA financing will be in demand and the timing of the sale
authorization should coincide with financing availability.
Alternative Recommendation:
Do not adopt the resolution authorizing the disposition of
property at 6820-12th Avenue. This would jeopardize affordable
mortgage financing, cause a delay in the sale of the property,
and increase HRA holding costs.
Decision Mode-
The MHFA is expected to issue new mortgage bonds at any time
after May l5, with a program available in early June. It is
important that actions be taken now so that a purchase agreement
can be executed and financing can be secured.
Respectfully submitted,
Jam D. Prosser
Executive Director
-~
HRA Resolution No.
Resolution Authorizing Sale of Property At
6820-12th Avenue
WHEREAS, the Housing and Redevelopment Authority of
Richfield, Minnesota (HRA), owns certain real property located at
6820-12th Avenue, said property legally described as follows:
The N. 1/2 of the E. 1/2 of Lot 3
Baumgartner's First Addition
WHEREAS, the property was acquired by the HRA so that the
South Hennepin Vocational Technical Center (Vo-Tech) could
rehabilitate a house on the site and the HRA could subsequently
sell the home to a moderate income family; and
WHEREAS.,. the rehabilitation work is nearing completion and
disposition of property would allow for timely payment of the Vo-
Tech contract; and
WHEREAS, because of recent advertising, and subsequent
preliminary screening for eligibility, a qualified purchaser for
6820-12th Avenue has been selected and it is likely that they
will be found eligible by a lender and MHFA; and
WHEREAS, the purchaser has been identified as the Michael
and Cathy Cooper family, Richfield; and the alternates, in the
following order are: the James and Tami Vrchota family, New
Prague, and the Gregory and Carrie Jensen family, Minneapolis;
and
WHEREAS, the sale must be authorized by the HRA following a
public hearing on the proposed disposition of 6820-12th Avenue;
and
WHEREAS, the Planning Commission has determined the
disposition is in conformance with the Comprehensive Plan; and
WHEREAS, the conditions of sale include a total sales price
of $78,000, a first mortgage of $57,500 payable to the lender, a
second lien of $15,500 payable to the HRA, and a $5,000
downpayment by the purchaser; and
WHEREAS, the estimated market value of 6820-12th Ave. So.
is $78,000 and may be reduced from $78,000 to $75,000 if so
required, to conform with sales requirements established by MHFA;
and
WHEREAS, the purchaser will also be subject to any
requirements imposed by MHFA.
NOW, ,THEREFORE BE IT RESOLVED by the Housing and
Redevelopment Authority in and for the City of Richfield,
Minnesota:
~ ~ -~
1. The HRA has held a public hearing concerning the disposition
of the property at 6820-12th Ave. So.
2. The property located at 6820-12th Avenue South can be
sold in accordance with the conditions of sale or those
conditions, as amended at the request of the Minnesota
Housing Finance Agency; and
3. That the Chairman and Executive Director are authorized to
take such steps necessary to effectuate this resolution and
any sales agreement.
Passed by the Housing and Redevelopment Authority in and for
the City of Richfield, Minnesota this 18th day of May,.1987.
Thomas E. Harms, Chairman
ATTEST:
Joan Helmberger, Secretary
~~_
RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY
HRA Letter No. 13
May 18, 1987
Issue Statement:
The establishment of just compensation and authorization to
purchase 7644 and 7645 Garfield Avenue and 7644 Harriet Avenue
Background:
In October, 1985 the Interstate Lyndale Nicollet (ILN)
Redevelopment and Tax Increment Financing Plan (Plan) was
approved. The purpose of the Plan was to establish a long range
strategy for redevelopment of the area. The Plan, in accordance
with statutory authority, authorized the HRA to undertake
property acquisition and relocation. The first phase of site
assembly activity was based upon a need for the installation of
public improvements, including looped streets, and a buffer
between residential and commercial uses.
In July, 1986 at the behest of neighbors, the City Council
approved the installation of certain improvements on the east
side of Lyndale Avenue as part of this phase. (See attached
map). These improvements would eliminate a congested
intersection at 78th Street and Lyndale Avenue by providing for
the installation of a median and the conversion of 78th Street
between Lyndale and Harriet Avenues to an east bound one-way. A
traffic diverter at 77th Street and Harriet Avenue and a loop
street connecting Garfield and Harriet Avenues which would
eliminate the intersection of Garfield and Harriet with 77th
Street would also be installed. These improvements would
separate the residential and commercial uses. The area between
the loop street and 77th Street is to be landscaped and perhaps a
soundwall would be installed as well. The design details will be
discussed with the people in the neighborhood.
The median and one-way conversion of 78th Street may be
undertaken this summer. However, timing for the loop streets and
landscaping requires the purchase of three residential
properties. The position of the council was that the process of
acquiring property could be undertaken when the construction of
the footings and foundation for the Hampton Inn had been
initiated.
The source of revenue for the site assembly by the HRA and the
construction of the improvements by the city is to be the
redevelopment bonds of 1985. The developer's agreement and
assessment agreement and a recent analysis by Evenson-Dodge,
indicate that funds approximating one million dollars would be
available for costs related to undertaking of improvements east
of Lyndale Avenue. The Hampton Inn tax increment would support
the following budget:
~oZ -/
Administration
(Staff, legal counsel, design
and engineering consultants)
Site Assembly
(Acquisition, relocation
demolition, appraisers,
legal counsel, relocation
consultants)
Construction
(loop street, traffic
diverters, landscaping
and median)
Transfer to HRA of portion of
funds advanced from Capital Fund
since 1983 for ILN project planning
Total Expenses/Revenue
$ 33,080
$435,920
$251,200
$279,800
$1,000,000
The three single family residential properties identified for
acquisition are:
7644 Garfield Avenue - owned by Ruth Benson
7645 Garfield Avenue - owned by Steven & Cindi Kendall
7644 Harriet Avenue - owned by David Smith
As of April 23, 1987, Mr. Brad Bjorklund, a certified MIA & SREA
appraiser with Swenson Bjorklund & Associates, Inc. appraised
each of the above identified properties. He inspected each
dwelling inside and outside on the basis of an appointment with
the property owner. Mr. Bjorklund concluded they have the
following values:
7644 Garfield Avenue - $72,000
7645 Garfield Avenue - $75,500
7644 Harriet Avenue - $68,000
A certified review appraiser, Mr. Don Hennessy, reviewed the
appraisal reports and concurs with the analysis and the value
conclusion for each property. He has recommended setting just
compensation at the values listed above. Residents in these
homes would also be eligible for relocation expenses.
Some of the characteristics of each property follow.
7644 Garfield Avenue
The expansion bungalow home built in 1947 is sited on a lot of
approximately 8,965 square feet. A 396 square foot two car
garage is also sited on the lot. The main floor area of the home
is 854 square feet with a finished full basement.
7645 Garfield Avenue
This stucco exterior bungalow style home was built in 1946 is
sited on a lot of approximately 9,685 square feet. A detached,
two car garage is also on the site. The main floor area of the
home is 849 square feet. The full basement has been partially
finished. There is also a large deck attached to the home.
-,~ „~ - ~.
7644 Harriet Avenue
The bungalow style home was built in 1946 is sited on an
approximate 9,686 square foot lot. A single car garage is also
on the site. The main floor area of the home is 894 square feet
and the full basement is unfinished.
Recommendation:
It is recommended that the HRA adopt the attached resolution
which sets just compensation and authorizes staff to negotiate
and purchase the property at the values indicated. The Executive
Director and HRA Chairperson are authorized. to execute purchase
agreements in the amount of just compensation.
Basis of Recommendation:
1. These properties have been identified for acquisition in the
approved Plan.
2. The land is needed to make the required public improvements
in accordance with the Plan.
3. The amount of just compensation has been established through
an equitable process.
Alternative Recommendation:
1. Not authorize negotiations and purchase
2. Authorize purchase at a different price.
Decision Mode:
The Hampton Inn is scheduled for completion by December 1987. By
that time it would be desirable to have the 78th Street median
installed as well as the loop street. To complete loop street
construction before the onset of cold weather, negotiations
should be initiated now. If initiation of negotiations is
delayed or if negotiations are protracted, the loop street
construction may be delayed until next spring. This would not be
desirable in terms of preventing commercial traffic from entering
the residential area.
Respectfully submitted,
Jame Prosser
Exe ive Director
~i~-/
HRA RESOLUTION N0.
RESOLUTION ESTABLISHING JUST COMPENSATION AND
AUTHORIZING PURCHASE OF REAL PROPERTY LOCATED
AT 7644 AND 7645 GARFIELD AVENUE AND
7644 HARRIET AVENUE
WHEREAS, the Richfield Housing and Redevelopment Authority
(HRA) desires to purchase certain real property pursuant to and
in furtherance of the ILN Redevelopment Project (Project)
heretofore adopted by the City of Richfield (City) and the HRA,
said real properties being described as follows:
Lot 8, Block 7,Sunset Terrace Addn. Henn. Cty., MN(7644 Garfield)
Lot 9, Block 6,Sunset Terrace Addn. Henn. Cty., MN(7645 Garfield)
Lot 8, Block 6,Sunset Terrace Addn. Henn. Cty., MN (7644 Harriet)
WHEREAS, the HRA in and for the City of Richfield, is
authorized by Minnesota Statutes Section 462.445 to acquire real
property within its area of operation; and
WHEREAS, the Project identifies the location of these
properties as the site for public improvements to be constructed
by the city; and
WHEREAS, the HRA has caused appraisals of the subject
properties to be made by a qualified independent professional
real estate appraiser to determine its fair market value; and
WHEREAS, a Certified Review Appraiser has reviewed the
appraisal reports, and has prepared a written report setting
forth his opinion as to fair market value; and
WHEREAS, the funds are available from the sale of the
Temporary Redevelopment Bonds, Series 1985.
NOW, THEREFORE, BE IT RESOLVED by the Richfield Housing and
Redevelopment Authority:
1. That just compensation is determined to be as follows:
7644 Garfield Avenue: $72,000
7645 Garfield Avenue: $75,500
7644 Harriet Avenue: $68,000
2. That the Executive Director is authorized and directed to
commence negotiations for the purchase of said real
properties.
3. That the Chairman and Executive Director are authorized
to execute a Purchase Agreement for the amount of just
compensation set forth in this resolution.
4. That the Executive Director is hereby directed to notify
in writing the owners of subject properties as soon as
possible that the HRA intends to acquire his/her property.
i~
Passed by the Housing and Redevelopment Authority this 18th
day of May, 1987.
Thomas E. Harms, Chairman
ATTEST:
Joan Helmberger, Secretary
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