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110915 EDACITY OF NEW HOPE EDA MEETING City Hail, 4401 Xylon Avenue North November 9, 2015 EDA Meeting will commence upon adjournment of the City Council Meeting President Kathi Hemken Commissioner John Elder Commissioner Andy Hoffe Commissioner Eric Lammle Commissioner Jonathan London 1. Call to order - EDA Meeting of November 9, 2015 2. Roll call Approval of Minutes: • October 12, 2015 4. Resolution approving contract with Nitti Rolloff Services, Inc. for the site grading of 4415 Nevada Avenue North (improvement project no. 965) 5. Resolution approving temporary construction easement over 4315 Nevada Avenue North relating to the site grading of 4415 Nevada Avenue North (improvement project no. 965) 6. Adjournment CITY OF NEW HOPE 4401 XYLON AVENUE NORTH NEW HOPE, MINNESOTA 55428 EDA Minutes October 12, 2015 Regular Meeting City Hall CALL TO ORDER President Hemken called the meeting of the Economic Development Authority to order at 7:36 p.m. ROLL CALL Present: Kathi Hemken, President John Elder, Commissioner Andy Hoffe, Commissioner Eric Lamrnle, Commissioner Jonathan London, Commissioner Staff Present: Kirk McDonald, City Manager Aaron Chirpich, Community Development Specialist Tim Fournier, Police Chief Valerie Leone, City Clerk Jeff Sargent, Director of Community Development Steve Sondrall, City Attorney Stacy Woods, Assistant City Attorney Also Present: Stacie Kvilvang, Ehlers APPROVAL OF Motion was made by Commissioner Hoffe, seconded by Commissioner MINUTES London, to approve the minutes of September 28, 2015. Voting in favor: Item 3 Hemken, Elder, Hoffe, London; Voting against: None; Absent; Abstained: Lammle. Motion carried. ESTABLISH TIF President Hemken introduced for discussion EDA Item 4, Resolution DISTRICT requesting that the City Council of the City of New Hope call for a public Item 4 hearing on the modification of redevelopment project no. 1 and the establishment of the Industrial Equities tax increment financing district. Mr. Jeff Sargent, director of community development, stated the resolution requests the Council to call for a public hearing which is agenda item 8.2 on the Council Meeting agenda. He explained Industrial Equities recently purchased the vacant building at 9449 Science Center Drive and intends to redevelop the site into a 48,000 square foot multi -tenant industrial building. He stated the developer has requested $250,000 in TIF assistance to pay for demolition, abatement, and soil corrections on the site. He stated Ehlers was consulted and reviewed the developer's budget and pro forma and determined the request is reasonable. Mr. Sargent stated he EDA must make the request to the Council for a public hearing to establish a TIF district. The hearing would be held November 23, 2015. EDA Meeting Page 1 October 12, 2015 Ms. Stacie Kvilvang of Ehlers was recognized. Commissioner London asked Ms. Kvilvang to expound on the use of tax increment financing and tax implications. Ms. Kvilvang stated the property is currently valued at $400,000 which is considered the frozen value throughout the term of the district. The future value is estimated at $2.4 million. The increase in valuation is what is captured for tax increment. A large portion of taxes goes into the state's pool for fiscal disparities. She stated the base tax capacity is only $7,000 ($400,000 value) and is shared by the three taxing jurisdictions (city, county, school district). She explained the developer will pay $102,000 annually in future taxes of which $38,000 is the gross amount of TIF generated taxes. She stated the city will receive 100 or $3,800 annually for administration of the district, and the balance of $34,000 would be available to reimburse the developer. She stated it will take approximately nine years to repay the TIF note. She noted if property values inflate the note may be paid off in less than nine years. RESOLUTION 2015-17 Commissioner Lammle introduced the following resolution and moved its Item 4 adoption "RESOLUTION REQUESTING THAT THE CITY COUNCIL OF THE CITY OF NEW HOPE CALL FOR A PUBLIC HEARING ON THE MODIFICATION OF REDEVELOPMENT PROJECT NO. 1 AND THE ESTABLISHMENT OF THE INDUSTRIAL EQUITIES TAX INCREMENT FINANCING DISTRICT)." The motion for the adoption of the foregoing resolution was seconded by Commissioner Elder, and upon vote being taken thereon, the following voted in favor thereof: Hemken, Elder, Hoffe, Lammle, London; and the following voted against the same: None; Abstained: None; Absent: None; whereupon the resolution was declared duly passed and adopted, signed by the president which was attested to by the executive director. IMP. PROJECT 972 President Hemken introduced for discussion EDA Item 5, Resolution Item 5 approving Purchase Agreement for the acquisition of 5407 Yukon Avenue North (improvement project no. 972). Mr. Aaron Chirpich, community development specialist, stated staff requests the EDA consider acquisition of 5407 Yukon Avenue North for up to $100,000. He explained the foreclosure was recently listed for $73,000, and there were multiple offers on the property. He stated the city offered $80,000 as a final and best offer, and the seller accepted a different offer. Mr. Chirpich asked the EDA to authorize expenditure up to $100,000 for the property as staff would like to be prepared to purchase if the transaction falls through and the property becomes available again. He illustrated the property and deteriorated condition and functionally obsolete. He explained the plan would be to purchase the property, demolish the house, and facilitate construction of a new single family home valued at $250,000. Mr. Chirpich noted if the city were to purchase the property, EDA and CDBG funds would be utilized. He stated there would be no income restrictions on EDA Meeting Page 2 October 12, 2015 the sale of the property. Commissioner London pointed out this type of housing presents an opportunity to persons desiring to locate in the Parkview neighborhood to do so for a slightly lesser cost. Mr. Chirpich explained staff would like to discuss the scattered site housing program in greater detail at the October work session. Commissioner Lammle expressed support for the acquisition and authority up to $100,000 to acquire the property. RESOLUTION 2015-18 Commissioner Lammle introduced the following resolution and moved its Item 5 adoption (with authority to expend up_ to $100,000):,"RESOLUTION APPROVING PURCHASE AGREEMENT FOR THE ACQUISITION OF 5407 YUKON AVENUE NORTH (IMPROVEMENT PROJECT NO. 972)." The motion for the adoption of the foregoing resolution was seconded by Commissioner Elder, and upon vote being taken thereon, the following voted in favor thereof: Hemken, Elder, Hoffe, Lammle, London; and the following voted against the same: None; Abstained: None, Absent: None; whereupon the resolution was declared duly passed and adopted, signed by the president which was attested to by the executive director. IMP. PROJECT 973 President Hemken introduced for discussion EDA Item 6, Resolution Item 6 approving Purchase Agreement for the acquisition of 6065 Louisiana Avenue North (improvement project no. 973). Mr. Aaron Chirpich, community development specialist, stated staff would like to acquire 6065 Louisiana as part of the scattered site housing program for up to $148,000. He stated the property is a foreclosure that is in a deteriorated condition. Staff proposes to purchase the property, demolish the house, subdivide the lot and facilitate construction of two single family homes. Mr. Chirpich stated the current list price of the property is $149,900, but the home is in need of several repairs and staff believes it can be acquired for less than the list price. Negotiations are taking place and the city's current offer is at $135,000. He stated if the city's offer is accepted the city must take action quickly and it would be advantageous to have the EDA's approval. Funding for the acquisition and demolition costs would initially be paid by EDA funds and the EDA would be reimbursed with CDBG funds at a later date. Commissioner Lammle pointed out the city's goal of six home scattered site acquisitions. Mr. McDonald noted the goal has been met as the city has purchased four lots this year and facilitated construction of six new homes. Commissioner London spoke of the need to promote private development in New Hope. RESOLUTION 2015-19 Commissioner London introduced the following resolution and moved its Item 6 adoption (with authority to expend up to $148,000): ""RESOLUTION APPROVING PURCHASE AGREEMENT FOR THE ACQUISITION OF EDA Meeting Page 3 October 12, 2015 6065 LOUISIANA AVENUE NORTH (IMPROVEMENT PROJECT NO. 973)." The motion for the adoption of the foregoing resolution was seconded by Commissioner Hoffe, and upon vote being taken thereon, the following voted in favor thereof: Hemken, Elder, Hoffe, Lammle, London; and the following voted against the same: None; Abstained: None; Absent; none; whereupon the resolution was declared duly passed and adopted, signed by the president which was attested to by the executive director. ADJOURNMENT Motion was made by Commissioner London, seconded by Commissioner Lammle, to adjourn the meeting. All present voted in favor. Motion -carried. The New Hope EDA adjourned at 8:00 p.m. Respectfully submitted, Valerie Leone, City Clerk EDA Meeting Page 4 October 12, 2015 Originating Department Community Development By: Aaron Chirpich, CD Specialist Jeff Sargent, CD Director EDA Request for Action Approved for November ovember 9, 2015 By: Kirk McDonald, City Manager Agenda Section EDA Item No. E Resolution approving contract with Nitti Rolloff Services, Inc for the site grading of 4415 Nevada Avenue North (improvement project no. 965) Requested Action Staff requests approval of a resolution awarding a contract for the re -grading of the city owned property at 4415 Nevada Avenue North, to the low and responsible bidder, Nitti Rolloff Services, Inc in the amount of $8,334. Policy/Past Practice When public bidding is required as part of the Scattered Site Housing Program, it is practice of staff to present contracts to the EDA for consideration. Background The EDA has recently acquired the single family home located at 4415 Nevada Ave N, as part of the Scattered Site Housing Program. The property was purchased with the intent of clearing the lot for redevelopment. The home and all other site improvements have been removed as of October 15th. The site contains a large berm or hill where the house once stood. Prior to demolition of the home, staff anticipated that some re -grading of this hill would be necessary. Once demolition of the home was complete, staff requested that the City Engineer review the site topography and make recommendations regarding the re -grading of the site. The City Engineer recommended leveling out the berm to make the site more suitable for construction. Following the on-site assessment, the City Engineer worked quickly to develop a grading plan that was used to solicit bids for the project. Staff requested quotes from three excavating contractors and received two bids. The bid results are as follows: All Metro Excavating, Inc $12,348 Nitti Rolloff Services, Inc $8,334 Motion by Second by Award Site Grading Contract for 4415 Nevada Improvement Proiect 965-11-9-1 Request for Action, Page 2 November 9, 2015 Staff is interested in completing the grading work as soon as possible as colder weather is fast approaching. Therefore, the selected contractor has been given until November 30th to complete the grading work. Funding The EDA will be reimbursed by Hennepin County with Community Development Block Grant funds for all site grading costs. Recommendation Staff recommends that the EDA approve the resolution approving the contract for $8,334 with Nitti Rolloff Services, Inc for the site grading work at 4415 Nevada Avenue North. Experience with Recommended Contractor The EDA has recently worked with the recommended low bidding contractor. Nitti Rolloff Services, Inc completed the demolition and site grading work at 9121 62nd Avenue and also completed the demolition of the home at 4415 Nevada Avenue. The overall experience working with the contractor was smooth and the quality of work completed was acceptable. Attachments Resolution 4 Bids Received • Grading Plan EDA RESOLUTION NO. 15 - RESOLUTION APPROVING CONTRACT WITH NMI ROLLOFF SERVICES INC FOR THE SITE GRADING OF 4415 NEVADA AVENUE NORTH BE IT RESOLVED by the Economic Development Authority, in and for the City of New Hope ("EDA"), as follows: WHEREAS, the EDA purchased that certain real property located at 4415 Nevada Avenue North, New Hope, MN (the "Property") with the intentions of redeveloping the Property; and WHEREAS, City staff intends to redevelop the Property in accordance with the City's scattered site housing program and policy and return the Property to the tax rolls for the benefit of all taxing jurisdictions; and WHEREAS, City staff is exercising due diligence to correct issues with the Property's current topography by re -grading the entire Property; and WHEREAS, Nitti Rolloff Services Inc submitted a proposal that meets all of the Project Specifications as set forth on the attached Exhibit A (the "Work") and is the low bid; and WHEREAS, it is in the best interests of the EDA and the City to enter into a contract with Nitti Rolloff Services Inc for the purpose of performing the Work; and WHEREAS, City staff is hereby seeking approval from the EDA of the selection of Nitti Rolloff Services Inc as the duly qualified contractor to perform the Work. NOW, THEREFORE, BE IT RESOLVED by the EDA in and for the City of New Hope as follows: 1. That the above recitals are incorporated herein by reference. 2. That selection of Nitti Rolloff Services Inc as the Contractor to perform the re- grading of the Property pursuant to the Project Specifications is approved, it being in the best interest of the EDA and the City to prepare the Property for redevelopment in accordance with the City's scattered site housing program and policy. 3. That the payment of $15,430 to Nitti Rolloff Services Inc to perform the Work is hereby approved. Attest: 4. The President, Executive Director and New Hope City staff are authorized and directed to sign all appropriate documents, and to take whatever additional actions are necessary or desirable, to complete the re -grading of the Property in accordance with the contract to be prepared by the City Attorney. Dated the day of November, 2015. Kirk McDonald, Executive Director Kathi Hemken, President Am NEW HOPE, MINNESOTA MLMZ >� Stantec a.a.a� 4415 NEVADA AVENUE NORTH eraeu. ,v�e,...=.� o €REF = GRADING RM .e.ru. fie'* y! MUR& ,4e. aem,w.na ...ubw.a.el m 1 -I -I -I - I__""I'.-"I I__.-I..__I�.i.___I.-_.�-_.._y.._._I-...1....._I.......�� GI __ I--•-.-_i_....1-I-_I-I-I_.I-„_._I _._1....._._ m r gg=a� N ani dnen3nr ry �e y G s z o o r � z � o D 2 Am NEW HOPE, MINNESOTA MLMZ >� Stantec a.a.a� 4415 NEVADA AVENUE NORTH eraeu. ,v�e,...=.� o €REF = GRADING RM .e.ru. fie'* y! MUR& ,4e. aem,w.na ...ubw.a.el m GI p m r gg=a� ry �e y G s z o o r � z � o D 2 � '�12GG�GGG� I Z 8 I a A A T Am NEW HOPE, MINNESOTA MLMZ >� Stantec a.a.a� 4415 NEVADA AVENUE NORTH eraeu. ,v�e,...=.� o €REF = GRADING RM .e.ru. fie'* y! MUR& ,4e. aem,w.na ...ubw.a.el Nitti Rolloff Services, Inc PO Box 490726 Blaine, MN 55449 I Name /Address The City of New Hope 4401 Xylon Ave N New Hope, MN 55428 Atten: Aaron Chirpich Estimate Date Estimate # 10/29/2015 991 I Rep I Job Address I 4415 Neveda Description Qty Cost Total Mobilization of excavation equipment. 3 125.00 375.00 Site grading. 1 3,000.00 3,000.00 Remove retaining wall 1 500.00 500.00 Erosion Control 1 450.00 450.00 Black Dirt - (Per ton delivered - Minimum of 10 ton per load.) 20 27.00 540.00 Sod 250 3.70 925.00 Hydroseed 2,280 0.80 1,824.00 Export fill. 60 12.00 720.00 Total of all Materials and Labor $8,334.00 The above prices, specifacations and conditions are satisfactory and hereby accepted. Nitti Rolloff Services Inc is authorized to do the work as specified. Payments will be made as outlined above. All payments not received as agreed upon are subject to finance charges. Any legal action that needs to be taking to collect monies owed will be at responsibity of the customer named above. Signature X Date Signature X Date AWRCew mopqMM W iMNQr&5EC3g7,.,,, .PW 3W?,2B) AND LAWN sW 3) Kesr%E ALL "NDOT OTIO MnUE_D FM 15-151, AND AREAS V4M-WVAGr:D TOFF,SEED HYDRo"tkM 4) LUMP SUH RrE 040M rrN TO MUM MUUNG ANY — alf-MM z m ztib EXFSTAIG CENTEFLINE MTECr CMB STOP (To BEADJUMM LY01 ?MALI 7�j7w Z:- �d �dYd �,��var�,�� Uum QTV UIVIT prd CE SAE PRn r, o*RC CONTROL Ls UNDERGROUND CA" umvm"W& am, --------- -LiTE GRADING Ls F" Rl E. MOVE RETAINING WALL Ls 2 REE UILD END OF RETAINING 1111�L Ls1. EROSION CONTROL �;TOPSQIL BORROW Ls 30 CY 1-5 0 D SEED MIX 25-151 AND 1HYDROMULCH sy 2= z m ztib EXFSTAIG CENTEFLINE MTECr CMB STOP (To BEADJUMM LY01 ?MALI 7�j7w Z:- �d �dYd �,��var�,�� SANITARY MANHOM ctm stop CM -0 UNDERGROUND CA" umvm"W& am, E-6 F" Originating Community Development By: Aaron Chirpich, CD Specialist Teff Sargent, CD Director EDA Request for Action Approved for Agenda November 9, 2015 By: Kirk McDonald, City Manager Section EDA Item No. P Resolution approving temporary construction easement over 4315 Nevada Avenue North relating to the site grading of 4415 Nevada Avenue North (improvement project no. 965) Requested Action Staff requests approval of a resolution authorizing a temporary construction easement over the private property located at 4315 Nevada Avenue. The easement is necessary in order to complete site grading work at the EDA owned property located at 4415 Nevada Avenue. Policy/Past Practice When it is necessary to enter private property to complete work that is related to EDA redevelopment projects, it is practice of staff to work with adjacent landowners to secure access through temporary easements. Such easements need to be reviewed and approved by the EDA. Background The EDA has recently acquired the single family home located at 4415 Nevada Avenue, as part of the Scattered Site Housing Program. The property was purchased with the intent of clearing the lot for redevelopment. All site improvements have been removed as October 15th. The site has unique topography as the area where the house once stood is occupied by a large hill. Upon review by the City Engineer, the site will need to be re -graded and the hill leveled to create a more suitable building site for the anticipated construction of two new homes. In order to complete the grading work, the excavating contractor will have to enter the property at 4315 Nevada Avenue, directly south of the EDA owned property. It is necessary for the contractor to enter the adjacent property in order to remove a retaining wall that was built to hold back the hill that is being removed. Staff has met with the adjacent landowner and they are in favor of the proposed project and are excited to see the retaining wall removed from their property. The temporary construction easement will provide the necessary legal authority for the contractor to enter the private nronerty. Motion by [e&)17 00, Second by To: Easement for Site Grading of 4415 Nevada Improvement Project 965-11-9-15 Request for Action, Page 2 November 9, 2015 Funding The cost of the temporary easement is $1. Funding will be provided from EDA reserves. Recommendation Staff recommends that the EDA approve the resolution approving the temporary easement in order to facilitate the site grading work at 4415 Nevada Avenue North. Attachments Resolution • Temporary Easement EDA RESOLUTION NO. 15 - RESOLUTION APPROVING TEMPORARY CONSTRUCTION EASEMENT OVER 4315 NEVADA AVENUE NORTH RELATING TO THE SITE GRADING OF 4415 NEVADA AVENUE NORTH BE IT RESOLVED by the Economic Development Authority, in and for the City of New Hope {"EDA" j, as follows: WHEREAS, the EDA purchased that certain real property located at 4415 Nevada Avenue North, New Hope, MN (the "Property") with the intentions of redeveloping the Property; and WHEREAS, City staff intends to redevelop the Property in accordance with the City's scattered site housing program and policy and return the Property to the tax rolls for the benefit of all taxing jurisdictions; and WHEREAS, City staff is exercising due diligence to correct issues with the Property's current topography by re -grading the entire Property; and WHEREAS, to facilitate access and re -grading of the Property, it was necessary for the EDA to obtain a Temporary Easement for Construction and Grading over the adjacent property located at 4315 Nevada Avenue North; WHEREAS, the City Attorney has drafted a Temporary Easement for Construction and Grading utilizing a grading plan prepared by the City Engineer, and has presented it to the property owners of 4315 Nevada Avenue North for their review and approval, a copy of which is attached hereto as Exhibit A; and WHEREAS, it is in the best interests of the EDA and the City to obtain these temporary easement rights over 4315 Nevada Avenue North to allow for access to the adjacent Property for the re -grading work; WHEREAS, City staff is hereby seeking approval from the EDA to accept the Temporary Easement for Construction and Grading. NOW, THEREFORE, BE IT RESOLVED by the EDA in and for the City of New Hope as follows: 1. That the above recitals are incorporated herein by reference. Attest: 2. That the Temporary Easement for Construction and Grading over the property located at 4315 Nevada Avenue North is hereby approved, it being in the best interest of the EDA and the City to obtain access to the adjacent Property to enable the contractor to perform the necessary re -grading work and for redevelopment in accordance with the City's scattered site housing program and policy. 3. The President, Executive Director and New Hope City staff are authorized and directed to sign all appropriate documents, and to take whatever additional actions are necessary or desirable, to execute the Temporary Easement for Construction and Grading as drafted by the City Attorney. Dated the day of November, 2015. Kirk McDonald, Executive Director Kathi Hemken, President TEMPORARY EASEMENT FOR CONSTRUCTION AND GRADING THIS INDENTURE, executed on the day of November, 2015, between West Hennepin Affordable Housing Land Trust, a Minnesota nonprofit corporation, doing business as Homes Within Reach ("Land Trust") and Cynthia S. Kirscher and Robert Gregory Kirscher, wife and husband (jointly referred to herein as the "Kirschers") (Land Trust and Kirschers shall sometimes be referred to herein jointly as the "Grantors") and the Economic Development Authority, in and for the City of New Hope, a public body corporate and politic created pursuant to the laws of the State of Minnesota ("EDA"). WHEREAS, Land Trust is the fee owner of that certain real property located at 4315 Nevada Avenue North, New Hope, in Hennepin County, Minnesota, and legally described as: Lot 1, Block 1, Sims Park Homes, Hennepin County, Minnesota. WHEREAS, Kirschers are the owners of the residential building (a/k/a house) constructed on the Property and are leasing the Property from Land Trust. WHEREAS, the EDA is desirous of obtaining a temporary construction access easement over, under and across the northern portion ofthe Property adjacent to 4415 Nevada Avenue North, New Hope, as graphically depicted on the attached Exhibit A to enable the EDA to remove a modular block retaining wall as part of a grading project being performed on the adjacent real property located at 4415 Nevada Avenue North, New Hope and legally described as: East 130 feet of Lots 26 and 27, Auditor's Subdivision No. 324, Hennepin County, Minnesota. WITNESSETH; That the Grantors in consideration of the sum of One Dollar ($1.00) and other good and valuable consideration to it in hand paid by the EDA, the receipt whereof is hereby acknowledged, do hereby grant, bargain and convey unto the said EDA, its successors and assigns, a temporary construction easement including full and free right and authority to enter upon the easement tract herein described below and graphically depicted on the attached Exhibit A, to remove a modular block retaining wall (the "Improvement") in conjunction with the EDA's construction grading project on the adjacent property at 4415 Nevada Avenue North, New Hope, Minnesota. The EDA shall have the right to make such use as is reasonably necessary and advisable in the removal of a retaining wall under and across the Property, and grading on the Property. The intention of the parties hereto is that the aforesaid temporary construction easement shall terminate at midnight on 12-1-15. The temporary construction easement described above is located over a tract of land situated in the County of Hennepin and State of Minnesota, described as follows, to -wit: a temporary construction easement over, under and across the Property legally described as Lot 1, Block 1, Sims Park Homes, Hennepin County, Minnesota as graphically depicted on the attached Exhibit A. West Hennepin Affordable Housing Land Trust d/b/a Homes Within Reach By: Janet Lindbo Its: Executive Director STATE OF MINNESOTA ) ss. COUNTY OF HENNEPIN The foregoing was acknowledged before me this day of November, 2015, by Janet Lindbo, the Executive Director of West Hennepin Affordable Housing Land Trust, a Minnesota nonprofit corporation, d/b/a Homes Within Reach. Notary Public 2 Cynthia S. Kirscher Robert Gregory Kirscher STATE OF MINNESOTA }ss. COUNTY OF HENNEPIN The foregoing was acknowledged before me this day of November, 2015, by Cynthia S. Kirscher and Robert Gregory Kirscher, wife and husband. Notary Public I, the undersigned, being the duly qualified and acting Clerk of the City of New Hope, Minnesota, hereby certify that the Economic Development Authority, in and for the City of New Hope, public body corporate and politic created pursuant to the laws of the State of Minnesota, has duly accepted the foregoing easement. Dated: November 2015 Drafted By: Jensen Sondrall Persellin & Woods, P.A. 8525 Edinbrook Crossing, Suite 201 Brooklyn Park, MN 55443 (763) 424-8811 3 City Cllerk Exhibit A Grading Plan With Graphic Depiction of Temporary Easement Area See attached. PAAttorney\SAS11 Client FilesV City of New Hope199-11369 - 4415 Nevada Ave. NUemporary Construction Easementdoc Iwral x �,� hfVld'.JN W'd%9 xlc.InwlMws Y�'r;'�'.77'Id. :mU pts' H.WON 3nn2" YGVMM GL" `d1OS3NN1Vq'3dOH M3N W 8 r 1 qg I 44 m I ; Yi a 6 11 M a NEVADAAVEN ..-.. 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