HomeMy WebLinkAboutAgenda Report - May 1, 1991 (67)CITY COUNCIL MEETING
May 28, 1991
DEVELOPMENT IMPACT FEES
CC -6 Notice of this meeting was published according to law, an
affidavit of which is on file in the City Clerk's office.
CC -56 The subject of the this meeting, "Development Impact Fees",
was introduced by City Manager Peterson and Public Works
Director Ronsko. Mr. Ronsko then introduced
representatives of Nolte & Associates and Angus McDonald &
Associates. The presentation consisted of the following
segments:
DEVELOPMENT IMPACT FEE PRESENTATION
Overview
(by City staff)
Fee Calculation Procedure
Cash Flow Analysis
AB 1600 Requirements
Program Administration
(by McDonald & Associates)
Water
Sewer
Storm Drainage
Streets & Roads
(by Nolte & Associates)
Police
Fire
Parks & Recreation
General City Facilities
(by McDonald & Associates)
Summary of Total Fees
Total City Fees
Comparison With Other Cities
Past Funding Sources
(by City staff)
The following persons addressed the City Council regarding
the matter:
a) Terry Piazza, Baumbach & Piazza, 323 West
Elm Street, Lodi;
b) Steve Pechin, Baumbach & Piazza, 323 West
Elm Street, Lodi;
c) Dennis Bennett, 1711 Coventry Way, Lodi;
d) Jeff Kirst, 314 West Lockeford Street, Lodi;
and
e) Bill Mitchell, 4870 Gerber Road, Sacramento,
California.
CITY COUNCIL MEETING
May 28, 1991
There being no other persons wishing to speak, the public
portion of the meeting was closed.
A lengthy discussion followed with the City Council asking
staff to respond to the numerous points that were raised in
this discussion. It was agreed that another meeting of
this •type will be held by the City Council in the near
future.
DECLARATION OF MAILING
On May 2, 1991 in the City of Lodi, San Joaquin County, California, I
deposited in the United States mail, envelopes with first-class postage
prepaid thereon, containing a copy of the Notice attached hereto, marked
Exhibit "A"; said envelopes were addressed as is more particularly shown
on Exhibit "B" attached hereto.
There is a regular daily communication by mail between the City of Lodi,
California, and the places to which said envelopes were addressed.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on May 2, 1991, at Lodi, California.
Alice M. Reimche
City Clerk
nni fer t 'Perrin
puty City Clerk
DEC/01
TXTA . FRM
NOTICE OF PUBLIC HEARING
REGARDING DEVELOPMENT IMPACT FEES
NOTICE IS HEREBY GIVEN that on Tuesday, May 28, 1991 at the hour of 7:00 a.m.,
or as soon thereafter as the matter may be heard, the Lodi City Council will
conduct a Public Hearing at the Carnegie Forum, 105 West Pine Street, Lodi CA,
to hear the following matter:
a) Development Impact Fees - those fees charged to development for
construction of capital facilities.
All interested persons are invited to present their views and comments on this
matter. Written statements may be filed with the City Clerk at any time prior
to the hearing scheduled herein and oral statements may be made at said hearing.
If you challenge the subject matter in court, you may be limited to raising
only those issues you or someone else raised at the Public Hearing described in
this notice, or in written correspondence delivered to the City Clerk, 221 West
Pine Street, Lodi, California, at or prior to, the City Public Hearing.
Dated: May 1, 1991
By Order of the Lodi City Council
Tice M. bteimche
City Clerk
A proved as >;,o form:
Bobby W. McNatt
City Attorney
i
1
UkAH IMPAC Ftr i P iLi 1b L.11
S = Summary Table & Letter .-.
F = Ful Study & Letter
THF GIANNONI ORGANIZATION_ LODI DEVELOPMENT INC
142x) S MILLS AVE #E S PO BOX 1237
LODI, CA 95242 LODI, CA 95241
JERRY HEMINGER
} 619 WILLOW GLEN DR
LODI, CA 95240
KON THOMAS
PO BOX 1505
LODI, CA 95240
H&M BUILDERS
330 S FAIRMONT AVE
LODI, CA 95240
TED KATZAKIAN
c 777 S HAM LN
LODI. CA 95242
GRUPE DEVELOPMENT
5 4041 W BROOKSIDE RD
STOCKTON, CA 95207
WENTLAND-SNIDER
5 521 S HAM LN #A
LODI, CA 95242
BENNETT & COMPTON
/= PO BOX 1597
LODI, CA 95241
VERNER CONSTRUCTION
5 2707 E FREMONT ST #17
STOCKTON, CA 95205
DARYL GEWEKE
f PO BOX 1210
LODI, CA 95241
JEFF KIRST
f 120 N PLEASANT
LODI, CA 95240
BOB MORRIS
222 W LOCKEFORD ST #9
LODI, CA 95240
FRED BAKER
317 W LODI AVE
LODI, CA 95240
GOODEN CONSTRUCTION
5 114A N CHURCH ST
LODI, CA 95240
FHA PROPERTIES
S 3I58 AUTO CENTER CIR #E
STOCKTON, CA 95212
JW PROPERTIES
$ 3515 COUNTRY CLUB BLVD
STOCKTON, CA 95240
SURLAND PROPERTS
S 88 HOWARD ST
SAN FRANCISCO, CA 94105
• BAUMBACH-PIAZZA DILLON ENGLNEERING RW SIEGFRIED & ASSOCIATES
323 W ELM ST J✓ PO BOX 2180 4045 CORONADO AVE
LODI, CA 95240 LODI, CA 95241 STOCKTON, CA 95204
THOMPSON-HYSELL ENGINEERS
1016 12TH ST
MODESTO, CA 95354
JIM GIOTTONINI
425 N EL DORADO
STOCKTON, CA 95203
LODI NEWS SENTINEL
, - 125 N CHURCH ST
LODI, CA 95240
PHILLIPPI ENGINEERING
/C 595 BUCK AVE
VACAVILLE, CA 95688
HENRY HIRATA
5 PO BOX 1810
STOCKTON, CA 95201
BEARDSLEE DEVELOPMENT
5 110 G&AND AVE
CAPITOLA, CA 95010
STOCKTON RECORD
PO BOX 900
STOCKTON, CA 95201
RILEY-PEARLMAN BROWMAN DEVELOPMENT
11640 SAN VICENTE BLVD #202 , 1900 EMBARCADERO #201
LOS ANGELES, CA 90049 - OAKLAND, CA 94606
Development Impact Fee Presentation
Overview
City Staff
Fee Calculation Procedure
Cash Flow Analysis
AB 1600 Requirements
Program Administration
McDonald & Associates
Water
Sewer
Storm Drainage
Streets & Roads
Nolte & Associates
Police
Fire
Parks & Recreation
General City Facilities
McDonald & Associates
Summary of Total Fees
Total City Fees
Comparison With Other Cities
Past Funding Sources
City Staff
Development Impact Fees
Fee Calculation Procedure
Determine Service Area
General Plan Boundary
Establish Levels of Service
Existing Conditions
Determine Improvements to Meet Service Standard with New Growth
Capital Improvement List
Estimate Cost and Thing of Improvements
Capital Improvement List/Schedule
Identify Existing Deficiencies
Separate Analysis on Certain Projects
Determine Relative Service Demand of Various Land Uses
RAE (Residential Acre Equivalent) Schedule
Calculate Fee
Cost of Improvements/RAE's plus Cash Row Analysis
Development Impact Fees
Cash Flow Analysis
Annual Revenue
Annual Expenses
Account for Interest
(either earned on fund balance or paid on loans)
Interfund Borrowing
Examples
Water - no borrowing
Sewer - borrowing
- I Net (Fee Revenue less
Project Costs)
$1.000,000
$800,000
$600,000
$400,000
$200,000
$0
($200.000)
0400,0001
($600.000)
asualiesm
Water Impact Fee
Cash Flow
sumo Interest on Fund Balance Fund Balance
a
a
-
Program -Yea.rs"8 & 9
we 5 ye& blocks
1
2 3 4
5
Program Year
a-e,,A•Arb,
6
7
8
9
WACASHFLXLC
A
Sewer Impact Fee
Cash Flow
F 1 Net (Fee Revenue Tess MEM Interest on Fund Balance • Fund Balance
Project Costs)
$200,000
$100,000
$0
($100.000)
($200.000)
($300,000)
($400,000)
•
"1 6„,,
•
Program "Years" 8 & 9 are 5
year blocks
1 2 3 4 5 6 7 8 9
Program Year
W W CASHFL.XLC
Development Impact Fees
AB1600 Requirements/
Program Administration
Separate Funds
Account for Interest
Annual Reporting
Minor Adjustments/Updates
Major Updates - General Plan
Fee Collection
Record Keeping
Development Impact Fees
Water
Projects Included
Master Plan
Current plan phis updates
Admin. Bldg./Corporation Yard
50/50 split with Sewer, portion w/Electric Utility
Oversize Mains & Major Crossings
10" and larger mains, major crossings per present practice
Will credit individual projects with portion of cost
Water Wells
All new wells to accomodate growth
Includes GAC filters in certain areas and standby power per Master Plan
Water Tank
Portion providing capacity for new growth (31%)
Total Cost
S9,263,525
Projects Not Included
Replacements/Reinforcements of Existing Mains
Generally improvements to distributions system in older areas
Miscellaneous Fire Protection Improvements
Total Cost
SI,628,000
Development Impact Fees
Sewer
Projects Included
Master Plan
Current plan plus updates
Admin. Bldg./Corporation Yard
50/50 split with Water, portion w/Electric Utility
Oversize Mains
12" and larger mains •
Will credit individual projects with portion of cost
Lift Stations
In separate areas of benefit
Includes force mains
$639,500 not included below
Total Cost
$1,368,920
Projects Not Included
Replacements/Reinforcements of Existing Mains
Generally improvements to collection system in older areas
Total Cost
$1,005,500
Note: Wastewater treatment plant covered by existing separate fee
Development Impact Fees
Storni Drainage
Projects Included
Master Plan
Current plan plus updates
Basins
Per Master Plan, including pump stations
Approx. 1 acre per new basin in Parks Fee
Trunk Lines
30" & larger per Master Plan
Total Cost
$15,773,000
Projects Not Included
Replacements/Reinforcements of Existing Mains
Generally improvements to collection system in older areas
Total Cost
$1,051,000
Development Impact Fees
Streets & Roads
Projects Included
Master Pian
Current plan plus updates
Widenings & capacity improvements to existing streets
Kettieman Lane, Lower Sacramento Road. Lodi Avenue
Lockeford Street, Victor Road
"Oversized" New Streets
Credit on R/W & construction cost of portion over 68 feet in width
Harney Lane, Century Boulevard. Guild Avenue. Turner Road
Improvements Iiwy 12. 99
12/99 Interchange, Turner Road Overpass
Traffic Signals
New signals identified in Circulation Plan
50% of signals already meeting wan -ants
Miscellaneous Projects
WID box culverts
Railroad crossing improvements
Recent Capacity Improvement Projects
Portion of project attributable to capacity increase
Adjusted downward for capacity used between project construction and present
Total Cost
SI5,290,687
Projects Not Included
Reconstructions of existing streets
Street Maintenance
State, Federal & Measure K funding
Total Cost
514,893.513 General Fund (maintenance)
516,010,250 Other funding
Development Impact Fees
Police
Projects Included
Police Station Expansion
10,000 SF, 10 jail cells
Equipment
Personal equipment for 29 officers
8 patrol cars (equipped)
2 pickup trucks (equipped)
Animal control truck
Radios
Computer terminals
Total Cost
$2,430,000
Projects Not Included
Upgrades of existing systems
Proposed computer aided dispatch system
•
Development Impact Fees
Fire
Projects Included
Westside Station
Lower Sacramento Road N/Elm Street
Station equipment
Personal equipment for 23 employees
Equipment
Ladder truck •
2 sedans
2 minivans
Computer terminals
Station 1 (Downtown)
Minor Remodel
Total Cost
S1,065,000
Projects Not Included
Equipment Replacements
Truck & engine replacements
Total Cost
51,090.000
Development Impact Fees
Parks & Recreation
Projects Included
Master Plan
To Refine Needs, Projects and Estimates
Admin. Bldg./Corporation Yard
@ 45% per deficiency analysis
New "Standard" Parks
Per Table 9-1, 83 acres
Playground Equipment & Ball Diamonds
One New Pool
New Community Buildings
Total 44,000 SF, unspecified locations
Total Cost
S18,740,000
Projects Not Included
Admin. Bldg./Corporation Yard
@ 55% per deficiency analysis
Replacements of Equipment & Enhancements at Developed Parks
Lodi Lake (except West side 13 acre expansion)
Misc. Lighting & Facility Upgrades
Hutchins St. Square
Total Cost
511,374,000
Development Impact Fees
General City Facilities
Projects Included
City Ilali Expansion
Portion of expansion in two phases (addition, remodel), including parking
Stadium Area Parking
Lockeford @ Stockton
Library
Expansion or satellite site to be determined
Miscellaneous Equipment
Public Works Equipment
Finance Dept equipment, computer upgrade
Miscellaneous Projects
Fee program administration, monitoring (all categories)
General Plan, current plus updates
Total Cost
$11,568,449
Projects Not Included
City Hall Expansion
@ 27.8% per deficiency analysis
Total Cost
S1,171,770
City of Lodi
Draft Development Impact Fees for Capital Facilities
General Plan (GP)
Land Use Category
(Draft)
Total Assumed @ Max. Density
Fees' per Density Fee per GP Fee
Residential I (per unit) (per urns)
Low Density 538,170 acre 5 upa' 37,634 7 35,453
Medium Density 558,100 acre 12 upa 54,842 20 ' 52,905
High Density $101,770 acre 24 upa 54,240 30 ' 33,392
East Side Residential 340,100 acre 5 upa 58,020 7 ' 35,729
PR - low density 338,170 acre 5 upa57,634 7 : $5,453
PR - med density 358,100 acre 12 upa 54,842 20 52.905
PR - high density 5101,770 acre 24 upa 34,240 30 53,392
Commercial
Industrial
(per 5F) (per SF)
Neighborhood $40,010 acre 30% far'-' 53.06 40% 32.30
General 548,000 acre 30% far 53.67 40% 32.75
Downtown 540,010 acre 30% far 53.06 200% ; 30.46
Office 553,330 acre 35% far 53.50 50% i 32.45
Light 532,520 acre 40% far 51.87 50% i 51.49
Heavy 331,470 acre 40% far 31.81 50% i 51.44
Industrial Reserve 532,520 acre 40% far 51.87 50% 1 $1.49
' upa = units per acre
' far = floor/area ratio (building square footage per acre)
total fee includes Water, Sewer, Storm Drainage, Streets & Roads,
Police, Fire, Parks & Recreation and General City Facilities per
April 1991 draft study. Wastewater connection fee (for wastewater
plant), engineering. building permit and of r fees for service are
not included.
4/29,91 1MP FEE.XLS
City of Lodi - Total Development Fee Examples
Project Assumptions
Land Use:
Area:
Density:
11Ur,its; Bldg SF:
Estimated Off -Site Impr. $:
Existing Fees
Tentative Map:
Engineering (as updated):
$ per:
Sewer Connection
Base Rate IS/SSU):
Unit of Measure:
X of Empi/acre:
Sewage Ser. Units:
Total Fee:
$ per:
Storm Drainage
Base Rate:
Total Fee:
$ per:
Building Permit
Assumed SF/DU
Bldg V&JSF:
Assumed Type:
Valuation:
Total Fee:
$ per:
Budding Plan Check
Total Fee:
$ per:
Mech./Elec./Plumb. Permit
Est. Total Fee:
$ per:
Strong Motion Instrumentatior
Total Fee:
S per:
Total Existing Fees:
$ per:
Proposed Impact Fees:
Total Proposed Fee:
Hese existing SD fee)
Proposed $ per:
Grand Total $ per:
Residential
Low Density' Med. Density
10 acres 5 acres 5 acres
5 upa 12 upa 40%,
50 60 87,000
8400,000. 8100,000. $125,000.
Non-Residemial
Light Ind., Office!
2 acres;
35%,
30,000
$50,000.
3100.
819,600.
$394./unit
8100.
$6,100.
$103./unit
62,099. $2,099.
1.25 units per, 1.00 units per
3 8r. Home• 2 Br. Home
(per Table 7-1, GP Draft EIR)
62.5 60.0
3131,188. 8125,940.
$2,624./unit: $2,099./unit
Fee
$4,050/acre' 84,050/acre
840,500. , 820,250.
8810./unit; $338./unit
2,0001
649.00
avg. Bingle tam.(
698,0001
331,625. ;
$633./unit!
65%i
820,556.
3411./unit•i
1400
644.70
avg. apt.
662,590
330,512
$ 509./unit
of Bldg Permit
819,833.
3331. /unit
60.03 !per SF
$3,000. { 82,520.
$60./unit( $42.1unit
8343.
$7.lunitl
8246,912 1 8205, 517
84,938./unit! $3,425./unit
838,170/acre 1 858,100/acre
5341,200. • 3270,250.
60.07 res.
8263.
$4./unit
86,824./unit: $4,504./unit
811,762./unit; $7,929./unit
Aeeumee proper zenung, environmental oleo:coca. etc
8100.
87,350.
$0.09/SF
62,099. •
1 unit per 8
employees,
20
12.5;
326,238.
30.30/SF'
8100.
83,600.
$0.121SF
62.099.
1 unit per 8'
employees,
48
12.0
825,188.
50.84/SF.
Commercial
5 acres
30%
65,000
3150,000.
S100.
88,600.
$0.13/SF
62.099.
varies w/use
assumed 5
28
28.0
358.772.
$0.90/SF
$5,400/acre. $5,400/acre $5,400/acre
827,000. 810,800. 827,000.
$0.31/SF' $0.36/SF: $0.42/SF
623.60
I!1 N.
62,053,200 !
36,769
$0.08/SF;
$4,400.
$0.05/SF!
60.02 !per
$1,740.
$0.02JSF
60.15 non ree.lper
8308.
50.004/SF!
873.904 s
$0.851SF1 $1.64/SFI $1.66/SF
$32,520/acre! $ 53,330/acre! 840,010/acre
3135.600. 895.860. ! $173,050.
549.60 .
V N'
$1,488,000
35,356 ;
$0.18/SF:
33,481. !
$0.12/SF!
634.00
VN
62.210,000
87,161
$0.11 /SF
34,655.
$0.07/SF
SF (estimated
$600. j 31,300.
$0.02/SF1 $0.02/SF
61000. vat. (State mandated)
8223. 8332.
$0.01/SF1 $0.01/SF
$49,349 1 8107,919
$1.561SF1 $3.201SF1 $2.66!SF
1
$2.41/SF: $4.84/SF1 $4.321SF
0/24.91 Ofv iEEC CLI
ry -4C;;
o) o0
O O . O O
0 O O 0
0 0 0 0 0
1 I 1 l 1 1 1 1 1 1 , I, t 1
Escondido % ;%/zi/etr /�,,iri1y��r/�'
4.t .•
Walnut Creek
Petaluma
Fairfield
Turlock
O r) 4.
O O O
0 0 0
0 0 0
1 1 1 1 1 1 1 1 1 1
4•
;,�
ii.e .S/, , // ,/.,2/ i'/ .,..,,..4,,. :/.'..i:•'li'/.i/.
,. r,, . /i, // /%.:. . :
/ r,/ ;a:,;.,,✓.i,,;ii; i„.`e /,'.
Santa Rosa rem ryx.�r/dmm//yy 1.a mi
. 6....« i.
Redding xegefmicarrim
Woodland ! /4.4 /
Chico
1.• i. , ,,/, �. /, / . /::, / ,.
D
Merced 'am .'/ .40000500,A!
Modesto y
Clovis
/ r.,40. .r:
_...« i r
Napa SterdraritriSSMI
Santa Cruz/AW..U%"l/f,rim/4 I • co
69
CD
A
Lodi 'Y
Fresno i
Porterville se#0/'0w: r/y/ l
,. //r,
:i /
Visalia
i •
Santa Maria '0,004g "7•
Hanford
4 ....
Bakersfield rer/yaafia
Tulare ee#
•
V I1YSIA 3O A113 AO 0313 d.4O7 AUf71S
GRAPHICAL REPRESENTATION OF IMPACT FEES
TYPES OF IMPACT FEES CHARGED
5T00Y COMP..CT F 0 BY CITY OF VISALIA
Sanitary Storm Parks & General
City Transportation Sewage Water Drainage Recreation School Government Other
Bakersfield
Chico
Clovis
Escondido
Fairfield
_ Fresno
Hanford
.tom
Merced
Modesto
Napa
Petaluma
Portervine
Reding
Santa Cruz
Santa Maria
Santa Rosa
Tulare
Turlock
Visalia
Walnut Creek
Woodland
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
• • • • •
• • • • • •
• • •
• • • • • •
• • • • •
• • •
• • • • •
• • • • •
• •
• 0 • • • • •
• • • •
• • • • • •
• • • •
• • . • .
• • • •
• • •
• • • 0 •
• • • •
• • • •
• • • • •
RESIDENTIAL IMPACT FEE COMPARISON
per dwelling unit
Assumption: 3 -bedroom, 2000 SF ..ngle-termly dwelling at 5 units per acre
Fee Category
LOD1 FAIRFIELD TRACY GALT MANTECA STOCKTON WOODLAND CLOVIS DAVIS
Notes: a._g. __ b. _ _____ ___ _ ___.._f.
_Water 5902 52.346 51:400 51.800 52,222 51,395 5278 5240 5719
Sewer 5216 54._851 _ 52.600 53.000 52,222 51,859 51,440 51.924 51.257
Storm Drainage 51,476 55.204 5360 5498 $1,782 5448 5210
Streets & Roads 51,076 57,770 51.139_ _ _ $2,008 5472 52,265
Police 5226 5196 5253
Fire 5102 5205 5115 5173
Parks & Recreation 52.362 81.579 54.404 5592 $1,429 5800 $483 52.165
General City Fac. 51,274 51,663 51,155 5350 561 5732 51.057
Wastewater Conn. 52.624
Garbage
Traffic
Public Safety (Police, Fire)
Bridges/RRCrossingsj
Route 104/Twin Cities Rd
NE Area Improvements
NE Area Water storage
Traffic Signal
Major Equipment Purchases
Highway Interchange
libraries 1
Community Rec. Center
Administrative Charge
Open Space Preservation
Core Area Enhancements
City Construction Tax
General Government
Total:
575
52,148
5375
$4,326
5121
S10,258 $10,924 $23,116 S12,677
Average: 510.419
5732
5140
5335
5176
5200 580 5146
5350
5500
$234
5128
5183
5908
56
53,220
S6,934 $7,745 S5,937 $4.034 S12,144
Notes:
e. Applicable if not in assessment district or special eras of benefit.
b. Includes 5850 for well development. If in assessment district or NE area, this fee is not charged.
c. Includes standard connection tee end surface water facilities fee.
d. 1MB increase substantially because of OBCP cleanup, meter cost not included.
o. Davis subtotal varies by sub area from 56,761 to 510,705 (used average) plus City construction tax (voter approved) of 51.61/ suit.
1. No lift station fee included, other lees based on A-1 area.
g. Per Visalia study; Gen. Gov't includes storm, street & misc. oversizing.
5/24/91 IMPAC2.XLS
CUNdi
Past Funding Sources
Property, Sales & Misc. Taxes
Approx. S9,200,000/year
Does not cover Police. Fire & Parks/Recreation Operating Expenses
General Obligation Bonds
Storm Drain, Public Safety, General Government Projects
Require Voter Approval & Resenue Source To Repay
Utility Funds
In Long Past - PaidForAll Improvements
More Recently - Paid Only For Oversize & Major Facilitiees
Fee Program Would Shift All Needed Capital Facility Costs to New Development
Federal Revenue Sharing
Approx. $440,000/year in 70's & 80's
City Ball Remodel, Misc. Storm Drains, Public Safety Projects & Equipment
Ab Longer Available
Federal EDA Grants
Amounts Varied Per Project
Library, Trunk Storm Drains & Sanitary Sewers
No Longer Available
HUD (CDBG) Grants
Approx. $300,000/year in late 80's to present
Restricted to Certain Areas/Uses
State Grants
Amounts Vary Per Project
Park Improvement Projects
Availability Varies w/State Bond issues
Private Donations
Amounts Vary Per Project
Hutchins St. Square. Service Club Projects to Parks & Medians
Availability Varies: Amount Small Compared to Demand
TO AVOID DUPLICATION OF LARGE
DOCUMENTS IN THE FORTIS SYSTEM,
ADDITIONAL BACKGROUND INFORMATION
REGARDING THIS ITEM IS LOCATED AS
FOLLOWS:
14efi-o'
30�0 l
x -\14 -lam " ekkb 'Oc -k-
L d4, `� wF
r1St(
TO AVOID DUPLICATION OF LARGE
DOCUMENTS IN THE FORTIS SYSTEM,
ADDITIONAL BACKGROUND INFORMATION
REGARDING THIS ITEM IS LOCATED AS
FOLLOWS:
51* ci RAAD k c, ileAct
()Woo ev\-4\-ed " 1)e)1/45elt-fmtAd ("aist-Pv---f
ate- - Pw Zfi
Oogi ' 6-u S ao, r atCj