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HomeMy WebLinkAbout1981-09-15; City Council; 6558-1; State Letter On Beach Parking Alternatives.. ., 'r, e * . CITY OF CARLSBAD 5.4 d Initial: LCD:LS ' , AGENDA BILL NC. - € - Dept. Head DATE : SEPTEMBER 15. 1981 City Atty bF$? DEPARTMENT: ENGINEERING I, City ""r a& SUBJECT: STATE LClTER ON BEACH PARKING ALTERNATIVES - - STATEMENT OF THE MATTER a - At a workshop session on April 14, 1981 the City Council considered several alter- natives to open up Carlsbad State Beach to more day use. As a result of that ment of Parks and Recreation. The Council had'indicated their preference of en- couraging the State to acquire land east of the boulevard for additional parking. f 1. f meeting, the City Council directed staff to make a proposal to the State Depart- On June 24, 1981 the State responded to the City proposal indicating that thc purchase of new park land to replace camping areas lost to beach parking would not would consist of closing southbound Carlsbad Boulevard from Palomar Airport Road be feasible at this time. However, the State did offer their own proposal which to La Costa.Boulevard and wuld require the widening of the existing northbound boulevard. This would permit the establishment of a day-use area to accmdate about 453 people on the northern third section and relocating about 75 camping units that would be lost to new day-use and parking additions to the area previous- ly occupied by the downcoast twc-thirds of the abandoned highway lane. Day-use circulation would not be permitted within any of the camping units. ENVIRONMENTAL CLEARANCES No environmental clearances required at this stage of discussion. FISCAL IMPACT Cost of the various proposals will be determined. ,, - RECOMMENDATION Direct staff to meet with State staff to discuss in further detail a joint City- State pr0ject.a~ proposed by the Department of Parks and Recreation. ' EXHIBITS 1. Letter from State . 2. Sketch of proposal suggested by State Parks and Recreation APPROVED I r , x e. 'SlAl'S OC WI0IINIA"DIC RESOURCES AGENCY FDMUND G. BROWN JR, Om- DEPARTMENT OF PARKS AND RECREATION (916) 445-2358 JUN 24 881 Mr. Les Evans CI ty Eng i neer City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008 Dear Mr. Evans: This is in response to your letter of April 23, 1981 to Mr. Jim Heiner problem. regarding your alternatives to solve the Carlsbad Beach day-use parking We have analyzed each of your three suggested alternatives and would IIke to propose a fourth alternative for your consideration (see attached map). This fourth alternative would eliminate some of the operational problems inherent in the other three alternatives. Alternative IV would conslst of closing southbound Carlsbad Boulevard frm Palmar Airport Road to La Costa Boulevard and would require the widening of vehicles to exlt the boulevard. Thls would permi? the establishment of a the exlsting northbound boulevard and the construction of crossover lanes for day-use area to accommodate about 450 people on the northern third section and relocating about 75 camping units t'nat would be lost to new'day-use and parking additions to the area previously occupied by the downcoast two-thirds of the abandoned highway lane. Day-use circulation would not be permitted wlthln any of the camping units. The City's recommendation (Alternatlve Ill) would require the State to acquire additional lands east of the boulevard to replace the camping areas that would acquire new lands for thls purpose and, as you indicated, if sufficient lands be lost to construction of beach parking. While it would be desirable to were to be acquired near Batiquitos Lagoon, it might also provide passive recreation opportunities associated with the Wild1 ife Conservation-fbard project lands. This is not feasible at this time because ail anticipated funds are allocated to projects already on the State Park and Recreation Comnission's recmended project list. It should be pointed out that it may be a number of years before the Department has enough funds to make any ,nodifications at South Carlsbad State Beac3. We would be happy to discuss in further detall a joint city-state project lnvolvlng joint participation if Alternative IV is satisfactory to you. Mr. Les Evans Page 2 Please contact Mr. Heiner at the above address or by telephone (916) 322-9615, if you have any questions w wish additional information. . SlnceHy, 3irector Attachment c-9354 cc: Mr. Chuck Damn San Diego Regional Coastal Comnlssion 6154 Mission Gorge Road, Suite 220 San Dlego, CA 92120 ! i I 1 ! i I . .. tr ! A CoanciLnan Buddy Lewis 2030 Carlabad, 3aasu~cd Ca. Areme 92009 cy / YL Dear Counci3m.n Lewis: I came by your house today but apparently missed you. I was advlsed to come and speak with you because you, too, are a pblic school Tercher, and it wa8 tbught that maybe ,mu could advlse me accurately ps to the time cCm&bImt nece8.u~ to do a good job in Council uork. I ilso wanted to talk to you about the beach pdcLng situation. I hnw felt for plrite =me time that HB need to begin to do more in this area. I haw tried to oduaau well on the subject. I have coliected infomation on the isme of beach peg fiQ Dd Mar, San Diego, Oceanside, and SW Monica. BaslcaUy, as I underatand it, there are three ways to 60. 1. No beach parldng feos. and Tamarack. Police and Fim respond to that arm but the area gerierates no I'OVWlW. That is mg understanding of what we now have in the area between the pomr phUt It is a nice idea but I think too noble in these difficult times. 2. "icipnl Agency Approach Gity of Panta Monica has a land situation simib.r to ours in that the merSbip of the land is !wid partly by ths State and p2rtI.y by the City. samehow they hm worked that oat. Thev set M a miciual wency and they collwt a mlllion do- 3. Pztvata enterprise Approach prints company that builds, maintains and staffs the lots in exchange for the rlght Thscity of oceanside infolms ae that they fm out their parking operation to a to keep a portion of fees collected. The balance is tuned over to the City free rwanue. This ia what I hw found aut so far. I will foreward uure deteilsd infona8UaB to in tha F.J.I.. Councilman shapiro of Del Mar told me that one wry to calm the feM Of rsddenfs of Calebad muld be to issue nClthen Parkine Stickers" to Carlabad Citisme ond clrge the fees to averyone else. I hope this infonution internsto you. '&at is A I ! I &OCATlQN’AL CRITERIA DEVELOPMPNTAb’..SYANDARDS OPERATIONAL STANDARDS .. . .. ,t .. QFF-%TREET PARKING LOTS CITY OF SAN DIEGO, CALIFORNIA A00PTtD BY THE PLANNING COMMISSIOPJ IN I ED. 1960 i. $ 5 i: i < tf- t De DENSITY REGULATION ., , . .I: .e. 7 Wog.lOt. ahall be 0cCupkd by more than one dwelhng unit for each 1,000 square feet of lot area. E.. .MINI" LOT AREA REULATIONS .. 1. No building or portion thereof shall be erected, conetructed, converted, established, altered, enlarged minimum,area of 5,000.square feet.,, nor shall any.premises be used uniess the lot has a 2. Exception. Any lot which qualifies under the. -:definition of a lot--as set forth in tbe Municipal Code and-which.does mot complyi with the,minimum lot area e-pecified herein may nevertheless be used as permitted .. -.-and. othe.rwiae ,regulated by; tlie provisions applicable to Area B. . .. ..,.. . .., ~, ,. . . _,., , ..#.:'.! .?F..; .WP-STRk" F~&INGG.,REGULATIONS: . . r , .::.. .. 1, ' .. .. ,. I . ... ,.. . . .~ ,, - .; ..:: r I ,. 1 ': .I ... 1. Every premises used for one or more od the permitted .. I I. uses :listed in "C." above, rshall -be .providedi.with?a a. For dwelling units, 1.3 parking 8pacea"for each ,: 2' -anb,1.6..parking spaces for.each..dwelling unit .. .. , -. .I ;minimum:ofa off-street. parking~.spaces..as.tfollavs: ,: p, ,/ 7. . :) dwelling unit containing *not more- than:.one bedroom . . .: 1': containing two cr more bedrooms. .:< . . ' ~ b. ~ .' For hotels and motels, one parking space for each guest room. . . ,. .* V: . . c ..:,. . Tor each, :A00 square feet .oP..gross'floor~area, at .. , , . .I. ?east one,parking space. When subject facilities . : . .. . . .: are accessory to a hotel 'or motel, one parking space :for.each 150' square feet of gross floor . -. .,. . area. : r. d. .For theaters, churches, meeting halls, one .., .. . . . . ., . ,: ! pa.rking space for each three fixed seats, or one ., parking 'space for each. 21 square feet of floor area where there are no fixed seats. 12-80 605 A : e. For kindergarten, primary and elementary schools, one and one-half parking spaces for each classroom when the school has no auditorium, gymnasium, or parking space for each 35 square feet of floc). other similar place for public assembly; or en0 area used for seating in the school auditoriunl, gymnasium, or similar place of assembly, whichever ._ > .. . ,, is greater. .. '?% .. 8 . -: f. For offices and retail sales establishments, one parking space for each 250 square feet of gross floor area. > fi . . . g..1 For all other permitted uses, one parking space ~. .. .I ,. :for each 400 square feet.of gross floor awa. -- .. . 12.; 'I :; .,!' . .. 3. , .. Where ambiguity exists.in the application of these Off-street parking requirements or where any use not specified in "C." above is found to be a pennitted use, with that for similar uses in Area E. the off-street parking requirements shall be consistent All off-street.parking facilities shall be cddstructed, ;operated and maintained in compliance with SEC. 103.0205.2. . .. <.? ;,.?. VI.. .'4. ,Required off-street parking for uses in Area €3 may be : lodafed :.in whole or in part on other properties provided that sal1 @f the following ,facts. prevail: ', 8.- That said parking is in Area B or C of the Old San Diego Planned District. .b: .' 'Said land is owned or controlled by the owner or '1 . owners of. the. use requiring the off-street .. ,1 I . parking. . In this connection, when parking is to ,. '' be .provided off the premises from where the use is located, the owner or lessee of record of the parking site shall furnish satisfactory evidence to the Review Board that he owns or has a sufficient interest in such property to provide and maintain the minimum off-street parking required by the Municipal Code. In no event shall parking facilities which are provided or maintained for a structure or use be considzred as providing any of the required space for any .ather structure of use. ., 12-80 606 .. i CITY OF SANTA MONICA CALIFORNIA ti DEPARTMENT OF RXREATION AND PARKS i .t" City Hall. lW.5 Main S(mt Sanla Monica. California Rwol April 22, 1981 MS. Hal Zack Post Office Box 422 Carlsbad, CA 92008 '! mar Mr. Zack: Your letter inquiring abut theoharging of parking fees on City beach lots was referred to me for reply. I am afraid I cannot answer your question regarding the feasibility of instituting beach parkinq fees in Carlsbad, but I can tell you how we operate in Santa Monica. . -. i I ThL i lots, and has done so for over twenty years. Under our operating agreement with the State of California (the State owns the beach and fourteen beach parking lots), the rev$nue collected from beach Darkin% ce and devw " The lots are opened (staffed with fees collected) daily throughout the smr season, and on weekends and sunny days at other times during the year. qq revenue of amroximatelv $1 to call or write if I can be of further assistance. My nrrmber is I hope this information is of some use to you. Please do not hesitate (213) 393-9975, ext. 311. Sincerely, .. HE 'U SSUb IcptJ"* 2 -+ I?AY bAW 5 j Tft4FI' I C EUGl usfi RE'. SEPARATE PARKWJG AL~~!AOGITY 5/9\81 L) '. '# MS :dc FQR f>AbRK IrJG G~E&TIO+JS oTU€% T\>CFJ BrYC!i ., h ,.- CITY Ofl SANTA CALIFORNIA PARKING AND TRAFFIC ENGINEERING CITY HALL ROOM 101 Exbmdc 3-5375 May 18, 1981 Hal Zack Carlsbad, California 92008 P.O. Box 422 MONICA''; Dear Mr. Zack: This is in reply to your May 9 letter requesting information on the formation and operation of the Parking Authority of the City of Sants Monica. The Parking Authority was established in the late 1950's for the sole purpose !2 of purchasing property for off street parking. The Authority improved the purchased,property and then leased the property to the City of Santa Monica to operate and wintain. The Parking Authority is a non-profit agency of operational costs, as well as reserves for any new structures or additions the City cf Santa Monica. Our fee structure is to offset maintenance and to existing facilities. The actual formation of the Parking Authority was specific needs. accomplished by City Ordinance. An attorney should be consulted for your Please feel free to telephone if you have any questions. RE0:dh Enclosures I .. . ...,. A Mr. Hal Zack Post Office Box b22 Carlsbad, Ca. 92W8 5/9/81 ~. Mr. Ray Davis Traffic %inear City Hall city of Smta Monica Santa Monica, Ca. 90bOl 1685 )!ah Street Dear Mr. Davis: I was referred to you by Mr. Arnett. I am preparing a study of parking fees for the City of Carlsbad. I already obtained the informatior. on budget and program for the beach area from #r. Amett. He told me that I could obtain the budget information on parking fees in the rest of your city from you. Please send to me a detailed description of your program. I am particularly interested in items such as how to get a parking authority started. Does your parking authority make a not profit, break even or cost money after all Costs? .- .. .. i . ., .... . . 2171 CAMPUS DAIVE. SUITE 330 BROWN a NAZAREK IRVINE. CALIFOaNIA 92715 (7141 752-8494 April 1, 1981, Stanley E. Scholl, Director City of Santa Monica General Services Department 1685 Main Street Santa Konica, CA 90401 h ,. , 2 .. Dear Stan: AS a follow-up to our meeting and discussion regarding the financing of parking structures, the following will be a general excerpt of the statutes and laws available for construction through bond financing. 1. Vehicle Parking District Law of 1943 This statute creates an assessment district with the ccsts of the improvement being assessed against the real property withi.n the district which benefits from the works of improvement. The theory is that this parking facilities in retail shopping areas, because it logically approaches the problem of financing off-street places the burden directly upon the business properties which are benefited from .;he project. Also, as portions of the cost are financec' by assessments rather than by future revenues, free or reduced parking rates may be provided. The City Council may, at any time prior to bution, thus reducing the balance to assessment and re- the levy of the assessments, make a general cash contri- ducing the size of the bond issue. The law also authorizes contributions to be made on an annual basis following the levy of the assessments where the contributions are then used to reduce the annual debt service. The assessments are levied against the benefited land upon the conclusion of the public hearing, and the law requires that the assessments be apportioned in accor- dance with the benefits received. The statute does not have been utilized in various assessment districts: specify or state the method and the following factors ", . -. , Page Two 2. BROWN 8 NAZAREK . , - a. Area; b. Frontage; c. Proximity to parking facilities; d. Assessed value of land; e. Parking deficiencies or parking surplus, etc. ? .I The assessment engineer has the responsibility to deter- mine the method or formula that will be used,.and he then makes that as his recommendation to the City Council. Following the conclusion of the public hearing, there is a thirty (30) day period during which property owners-can discharge their assessment obligation or make a partial payment, reducing the amount that would then go to bond. All unpaid assessments are then represented by bonds under either the provisions of the "Improvement Act of 1911", or the "Improvement Bond Act of 1915", with a normal term of fifteen (15) years. Both Acts allcw an early discharge (during the 15 year term) of the obligation, but the pro- perty owner must then pay not only the unpaid principal, but also approximately six months interest, together with a five percent (5%) redemption premium. Vehicle Parkins District Law of 1951. TSis statute is again a District Act, and the pro,>erties wichin the boundaries of the District are those benefited from the works of improvements. i Primarily, these bonds are payable from revenues from the parking.lots, and if provided, from meters on the streets within the boundaries of the District. These proceedings must be initiated by a Petition signed by fifty-one per- cent (51%) of the assessed value, and the Petition would also allow and establish a maximum ad valorem assessment rate which could be levied on the property within the District, not exceeding seventy-five cents per one hundred dollars of the assessed valuation (not applicable to chartered cities). *: This Act has the feature of pledging revenue to pay for the debt service, but if revenues are not as large as expected, an ad valorem assessment can be levied for the differential. This law specifically requires that the revenues be pledged and guaranteed for the full life of the bond issue. . BROWN (L. NAZAREK i -\ " 3. Upon the Petition being submitted, the statute provides for a public hearing, etc. Each year following the public hearing, the ad valorem assessment would be fixed, not exceeding the previously mentioned limitation, and would be used to offset the differential from the revenue. The assessment is levied on all taxable real property in the District. The bonds can be sold at a disco&t not exceeding eight percent (8%). There is no limitation on discount for bonds under the "1943 Act". The Code also provides a procedure to levy assessments' in the future and eliminate the prior revenue obligation. Parkinq Law of 1941. This is not a District Act, and under this statute the parking facilities are financed again by the issuance of bonds payable solely from revenue. The bonds in this case are not issued by the City, but of the City Council. The bonds cannot be issued until are issxed by an Authority which is created by Resolution the legislative body has submitted the propasal to the electorate. This requirement can be elimi?.ated under si.:ua- where the payment of principal and interest on the bonds tions where the project is to be leased to the City, and is to be payable from rentals paid by said City. The City is familiar with these proceedings, inasmuch as the existing parking district facilities have been funded under the provisions of this Act. The law authorizes the bonds to be sold at a discount not exceeding eight percent (8%) of their par value. i : f 4. Municipal Improvement Act of 1.913 (1913 Act) Improvement Act of 1911 (1911 Act) 5 i These stat.utes both authorize the construction for aCqUi- apportioned in accordance with the benefits received against the properties within the boundaries Of the Assessment District. !, sition of parking facilities and again the costs are 4 1 .- BROWN a NAZAREK .. a k g: * Page Four . The discussion and analysis here is the same as above at the time of the hearing, or revenues can be pledged for the "1943 Act". Again, contributions can be made as a credit against all future debt service payments. The revenues can come from any lawful source: normally from parking meters or income from the parking facility. .. CONCLUSION Inasmuch as the revenues projected from the facilities will not be ample to cover the debt service on the issue, the "1949 Act" would or the "1951 Act" would allow revenues to be used in conjunction not be adequate or suitable at this time. Either the "1943 Act" with an assessment program. The "1951 Act" provides for the assess- ments to be levied on an ad valorem basis, whereas the "1943 Act" might provide more flexibility inasmuch as the assessments can be levied in accordance with the benefits, as determined by the Assess- ment Engireer and City Council. It would appear, based on all of the above and the information avail- able to date, that a combination of the "1943 Act" with a pledge of revenues to be applied as a credit against the assessments, may be the most suitable vehicle for this project. Tc pzovide for a pay-as-you-go program, inasmuch as there is no pro- cedure for the issuance of bonds, two laws are applicable, and they are as follows: a. Parking and Business Improvement Area Law of 1965; 5. .Parking and Susiness Improvement Area Law of 1979. The 'City has had familiarity with the 1965 law, which generally allows the levy of an additional business license tax upon busi- nesses within the designated area of the City, which area receives special benefit from the project. The City Council may, under the 1965 Act, establish benefit zones based upon the degree of benefit received, and impose a different rate of tax within each benefit zone, if they so desire. ,,. * .* " " . . . - .. .. , ... , ., si.. h Page Five -7 .- BROWN a NAZAREK The collection of the tax is made in the same manner and at the save time as other business license taxes, and changes may be nade in the rate as determhed by the City Council following a pubiic hearing through the adoption by Ordinance. The 1979 Act allows the acquisition, maintenance or construction of parking facilities through the collection of assessments or business. charges. These assessments and charges may be levied on a Both these statutes are normally used for operation and maintenance, rather than construction, inasmuch as no bonds are provided and'all monies must be,collected through an annual collection procedure. 1 F. MACKENZIE BROWN "J FMB: bd e IN DISTI; $30.00 Per Month $324.00 Per Month $171 .OO Semi-Annual IN DISTRICT 520.00 2er Month $216.00 Per Year $114.00 Semi-Annual IN DISTRICT' $17.00 Per Month Motorcycles , . *. $108.00 Per Year .J IN DISTRICT ONLY $324.00 Per Year $171 -00 Semi-Annual Rates as of JanGary 1. 1981 .? .GROUND FLOOR .ROOF t, UPPER LEVELS OUT OF DISTRICT $25.00 Per Month OPEN PARKING (None in December) .. " " CUT OF DISTRICT $22.00 Per Month .. LOT 6 - . .. .. -1 j .. i I ! ',. i; : ! h CITY OF SANTA MONIC CALIFORNIA DEPARTMENT OF RECREATION AND PARKS City Hall. 1683 Main SIreel Sanh Mmicr. Catifemis 9Mo1 , .. ..:.. "/ .i i. , .Y I ./ , .. - Mr. -Hal zack ; Post Office bx 422 Carlsbad, califamia 92008 Dear&. zack: Pursuant to our telqhe conversation yesterday, closed please fM copies of the 15~T-81 budgets for the Beach Wten8nce and Beach Parking LDts Divisions. I lmpe this material will be of use to you. Sincerely, '3 Dnnild T. hett, Director Recreation arld Parks I .. i U 0 m .- ! .. 4 .. . . _., . .. I, .. . . .. .,* L . -_ 3 i i ! .. ,. . 3 2 ID VI ++ i c i 1 '1 1 -. " -. ! . Q \\ t 19 0 .E 3 t) r ' PARKING AUTHOdITY PROPERTY TOTAL # PERMITS - LOF SPACES SOLO LOCATION TYPE FEE 2 2A 3&4 6 7 8 9 9A 98 10 -.. 1oh 11 . .- 11A 12 18 22 26 41 8 250 26 52 24 106 20 30 90 49 194 89 52 88 74 15 STRUCTURE # G?. 1 3 2 4 5 6 20 " 125 26 26 " 53 " " " " 87 .. 107 89 . 25 " 30 " Neilson Way between Kinney and Ashland Metered 6 Pennits $20 East of and adjacent to Lot 2 Metered " North of Wilshire between 3rd and 4th Streets - Acct. X79-926-269-000-000 Metered 6 Permits $20 . North of and adjacent to Structure 2 Pennits Acct. 179-926-27O:OOO-000 1217 Euclid St. - Acct. 179-976-272 Metered & Petmits $20 1100 Elk. of 16th St. - Acct. 679-926- Leased 273-000-000 Leased to Wilnhire Funeral Home 2800 Neilson Way - Acct. 179-926-234 Metered 6 Pennits $20 East of and adjacent to Lot 9 Metered :: " 2700 Neilson Way - Acct. 179-926-277 Mete*d ' 2600 Neilson Way - A&t. 17s-926-278 Leased Leased to Heritage Square $20 .~ " ... ..... . ... ........... .- "" ............ - - ._ _. ......... ... - " _. .. .. " .. Adjacent to Lot 10 - Acct. b79-926- Leased 279; Leased to Main St. Merchant's " ..... 2400 Neilson Way - Acct. 179-926-280 Pennfts :,.;.:.:.:.: ' . $ 8 ..:: Leased to Redevelopment Agency L,eased - "" - ..~.. , East of and adjacent to Lot 11 Leased Leased to Main St. Merchant's Assoc. ..... 1211-19 14th St. - Acct. 579-926-283 Metered & Permits $20 . . ~. Acct. # 79-926-281-000-000; .. " ... ... .. .. .. .~ . .. .. ". . .. .. 1300 Elk. of 7th St. - Behind Main ~ Metered Library - no monthly pennits " . ~. . ............ 1500 Elk. of 4th St., east side ' -.Metered 6'Pennits $20 Acct. P79-926-287-000-000 .. .. Strand Ave. Lot - 2200 Neilson Way Metered " " 600 Metered Spaces, 608 Non-metered Spaces, 1208 Total Spaces . OLD LOT X ADDRESS .. R PERMITS SOLD . .TOTAL # SPACES .... Acct. 801-2-000-000 . .: .... ....... .... .. .- .~ 15 '. 1320 - 4th Strh 104 ...... '359 .. 6 1431 - 2nd Street .. 19 '108 1234 - 4th Street 10s .'362 . , 353 . .: 17 1321 - 2nd Street ~. 111 ;.' ....... . 16 ,1440 - 4th Street 109. 352 . ' - 358 20 1235 - 2nd Street 9s 663 . .- ~ ... .. . ~ ~.~ . 632 Pennits 2,445 Total " ~. Three hour free parking and rnont!lJy permits Ground Floor . $13 per month ....... Out of District . $16 per month Duplicate Sticker - $2.00 if for replacement of present sticker and sticker is returned. Semiannual valid untll June 30, monthly rate less 5%. Roof - $ 8 per month ....... Out of Oistrict . $11 per month Otherwise duplicate is the price of the monthly penit. ! rinnual valid unti1,Decembcr 31, monthly rate less 10%. JMotorcycle spaces - $43.20 annually. .. .. Boudaries of Assessment Oistrict: South side of Wilshire and north side of Broadway; east side of First Court and west side of Fourth Court. Higher rates to those who . . liw or work outside of these boundaries. ., I : .. i .... - . .- ... ". . .... - ........... ._ " .... - ._ ............. - .. ........ . ..... /.L... .1' . : * 2. 0 0 N I 1 I 1 I Y c VI .. . ." 1.- c i ! ! I ! 1' i " * ?i j 3 "- "- 4 C c 0 r a a r -. -. ....i.. .~... . MAINTENANCE ENTERPRISE .. i I i E W I c a 0 E : L- C. .... v. _.r. - c v.l e . .