HomeMy WebLinkAboutTuskawilla Office Park Binding Development Agreement -2002 02 281 1 N~~M1~1^
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Prepared by and Return to:
Anthony A. Garganese, City Attorney
Brown, Ward, Salzman & Weiss, P.A.
225 E. Robinson Street, Suite 660
'~ P.O. Box 2873
Orlando, FL 32802-2873
P.ARCEI, I.D. NO. OI-21-30-501-0000-0550
~ ~ ~ ~ CIN';UIT C~MT
8K 04347 PO 1670
CLERK~3 M 2002944030
03/1!/!00! 09~13~13 pl
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BINDING DEVELOPMENT AGREEMENT
THIS BINDING DEVELOPMENT AGREEMENT, made and executed this aQ day
of ~ 002, by and between the CITY OF WINTER SPRINGS a Flori
da mumclpal
corporation ("City") whose address is 1126 East State Road 434, Winter Springs, FL 32708, and
TUSKAWILLA OFFICE PARK, L.L.C., a Florida corporation ("TOP"), whose address is 800
Westwood Square, Suite E, Oviedo, FL 32765.
WITNESSETH:
WHEREAS, TOP is constructing an office park development on real property located within
the City of Winter Springs, Florida; and
WHEREAS, the real property is currently located within the City of Winter Springs and is
currently part of the Winter Springs Town Center; and
WHEREAS, the parties desire to memorialize their mutual understanding that the real
property will be developed as TUSKAWILLA OFFICE PARK DEVELOPMENT project in
accordance with the Town Center Zoning District requirements adopted by the City, (the "Project");
and
WHEREAS, the City Commission has recommended entering into a Binding Development
Agreement, ("Agreement"), with TOP for the development of the Project; and
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WHEREAS, in addition to TOP's compliance with all City Codes, permitting and
construction not in conflict herein, the City and TOP desire to set forth the following special terms
and conditions.
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties mutually agree as follows:
Section 1. Recitals. The foregoing recitals are hereby incorporated herein by this
reference.
Section 2. Authority. This Agreement is entered into pursuant to the Florida Municipal
Home Rule Powers Act.
Section 3. Subject Property. The real property ("Property") which is the subject to, and
bound by, the terms and conditions of this Agreement is legally described on Exhibit "A" attached
hereto and made a part hereof by reference.
Section 4. Representations of TOP. TOP hereby represents and warrants to City that
TOP has the power and authority to execute, deliver and perform the terms and provisions of this
Agreement and has taken all necessary action to authorize the execution, delivery and performance
of this Agreement. This Agreement will, when duly executed and delivered by TOP and recorded in
the public records of Seminole County, Florida, constitute a legal, valid and binding obligation
enforceable against TOP and the Property in accordance with the terms and conditions of this
Agreement. TOP represents it has voluntarily and willfully executed this Agreement for purposes of
binding the Property to the terms and conditions set forth in this Agreement.
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Section 5. TOP's Obligations and Commitments In consideration of the City entering
into this Agreement with TOP, TOP voluntarily agrees as follows:
(a) Office Structures. All office structures located on and fronting the Tuskawilla Road
(Lots 1-4) shall be two (2) stories in height . All other office structures may be either
one (1) or two (2) stories in height, however, TOP understands the City prefers two
(2) stories pursuant to the Town Center District Code.
(b) Fe tine. 4'inyl picket fencing four (4) feet in height shall be installed fifteen feet (I 5')
from the north property line behind Lots 4-11 and in compliance with all City Code
requirements. The design of said fence shall be acceptable to the City.
(c) Wetland Buffer. In consideration of the peculiar site constraints, the property will be
developed with afifteen-foot (15') wetland vegetative buffer provided said buffer is
permitted by the St. Johns River Water Management District and approved by the
City Commission in accordance with the City's Comprehensive Plan.
(d) Wall Buffer. A six (6') foot high brick wall shall be constructed along the south
property line (Oak Forrest Subdivision) from Tuskawilla Road to the west end of the
detention pond. Said wall shall be fully constructed prior to the first building permit
being issued for the office structures except a building permit may be issued for, and
an office structure constructed on, Lot 4 simultaneously with the construction of the
wall,
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(e) Dumpster Pad. No Dumpster Pad shall be located along the south (Oak Forrest
Subdivision) or State Road 434 property lines. A Dumpster Pad shall be located near
Lot 4
(fj Li htin .All exterior lighting on the Property will be directed inward towards the
Property, so as to minimize or eliminate the effects of glare on the adjacent residential
property, particularly the Oak Forrest Subdivision.
(g) Additional Tree Buffer. TOP acknowledges that due to site restrictions on the
Property, there are several landscape gaps depicted on the Landscape Plan along the
south boundary where no oak trees can be planted on the Property ("Landscape
Gap"). In order to fill in the Landscape Gaps with oak trees, TOP agrees to offer the
Oak Forrest Subdivision lot owners located adjacent to the south side of the wall and
a Landscape Gap, an opportunity to have installed, on their lot, at TOP's expense, a
3-4" caliper oak tree(s) with a height of at least 6-8 feet. Said oak trees shall be
installed in addition to the landscaping required on the Landscape Plan and prior to
the completion of the wall at a spacing distance of 45 feet, unless a lot owner states
in writing that they do not desire a tree(s) in which case the spacing distance may be
greater to accommodate that lot owner's desire not to have a tree. Any tree planted
pursuant to this subparagraph (g) shall be counted for purposes of satisfying TOP's
Tree Replacement requirements. TOP shall also require the nursery providing the oak
trees to provide each lot owner with the nursery's standard tree warranty.
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(h) Parks. Aland area west of Lots 1-3 shall be developed as a passive park including
paved walkways, park benches, street lighting, and landscaping material suitable to
the City and consistent with the Town Center design theme of the Project. Final
details shall be subject to the City Manager's approval.
(i) Arbor Ordinance Requirement.
(A) In consideration of trees which shall be cut, removed or destroyed from the
property by TOP or its agent, TOP shall replace trees or monetarily compensate the City as
provided in the Arbor Ordinance according to the Tree Replacement Assessment established
by the City. TOP may deduct from their Tree Replacement Assessment, Tree Replacement
credits based on the number of replacement credits as provided in the Preferred Plant List,
provided that:
(i) All plant materials are Florida Grades and Standard One (1) or better; and
(ii) All plant materials are properly installed; maintained and replaced as deemed
necessary under the City's Arbor Ordinance.
(iii) Tree removal inspection fee to be capped at $200.00 for all trees to be
removed on the Property.
(iv) The landscape plan for the proposed development to which the credits are to
be applied is prepared by a landscape architect licensed by the State of
Florida.
(B) For purposes of this Section 5, the following words shall have the meaning
ascribed below unless the context clearly indicates otherwise:
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OR SO011 4347 P~f~1~E 1673
(i) "City Arbor Ordinance." City Arbor Ordinance shall mean Chapter 5 of the
City Code of Ordinances otherwise known as the city Arbor Ordinance.
(ii) "Preferred Plant List." Preferred Plant List shall mean that list of plant
materials and corresponding Tree Replacement Credits shown in Exhibit "B"
of this Agreement.
(iii) "Tree Replacement Assessment." Tree Replacement Assessment shall mean
the total amount of monetary compensation owed to the City of Winter
Springs as provided in the Arbor Ordinance for the replacement of trees cut,
destroyed, or removed from a property in the City as a result of development
or redevelopment.
(iv) Tree Replacement Credit. Tree Replacement Credit shall be equal to One
Hundred Dollars ($100.00) and no cents in tree replacement value.
Additionally, TOP agrees to install and maintain in a first class condition
landscaping on the Property in accordance with the Landscape Plan attached
hereto as Exhibit "C," which is hereby fully incorporated herein by this
reference. TOP shall promptly replace dead trees and shrubs to a condition
equal to or better than required by the Landscape Plan.
(j) Setbacks. Building front set back shall be 0-10 feet, side set back shall be 0-10 feet
and rear set back shall be 0-10 feet.
Section 7. Successors and Assigns. This Agreement shall automatically be binding upon
and shall inure to the benefit of the successors and assigns of each of the parties.
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Section 8. Applicable Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Florida.
Section 9, Amendments. This Agreement shall not be modified or amended except by
written agreement duly executed by both parties hereto and approved by the City Commission.
Section 10. Entire Agreement. This Agreement supersedes any other agreement, oral or
written, and contains the entire agreement between the City and TOP as to the subject matter hereof.
Section 11. Severability. If any provision ofthis Agreement shall be held to be invalid or
unenforceable to any extent by a court of competent jurisdiction, the same shall not affect in any
respect the validity or enforceability of the remainder ofthis Agreement.
Section 12. Effective Date. This Agreement shall become effective upon approval by the
City of Winter Springs City Commission and execution ofthis Agreement by both parties.
Section 13. Recordation. This Agreement shall be recorded in the public records of
Seminole County, Florida, and shall run with the land.
Section 14. Relationship of the Parties The relationship of the parties to this Agreement
is contractual and TOP is an independent contractor and not an agent of the City. Nothing herein
shall be deemed to create a joint venture or principal-agent relationship between the parties, and
neither party is authorized to, nor shall either party act toward third persons or the public in any
manner which would indicate any such relationship with the other.
Section 15. Sovereign Immuni~. Nothing contained in this Agreement shall be construed
as a waiver of the City's right to sovereign immunity under Section 768.28, Florida Statutes, or any
other limitation on the City's potential liability under state and federal law.
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Section 16. City's Police Power TOP agrees and acknowledges that the City hereby
reserves all police powers granted to the City by law. In no way shall this Agreement be construed
as the City bargaining away or surrendering its police powers.
Section 17. Interpretation. The parties hereby agree and acknowledge that they have both
participated equally in the drafting ofthis Agreement and no party shall be favored or disfavored
regarding the interpretation to this Agreement in the event of a dispute between the parties.
Section 18. Permits. The failure ofthis Agreement to address any particular City, county,
state, and federal permit, condition, term, or restriction shall not relieve TOP or the City of the
necessity of complying with the law governing said permitting requirements, conditions, term, or
restriction.
Section 19. Third Partv Rights. This Agreement is not a third party beneficiary contract
and shall not in any way whatsoever create any rights on behalf of any third party.
Section 20. ~ecific Performance. Strict compliance shall be required with each and every
provision ofthis Agreement. The parties agree that failure to perform the obligations provided by
this Agreement shall result in irreparable damage and that specific performance of these obligations
may be obtained by suit in equity.
Section 21. Attorney's Fees. In connection with any arbitration or litigation arising out
ofthis Agreement, the prevailing party shall be entitled to recover reasonable attorney's fees and
costs through all appeals to the extent permitted by law.
Section 22. Future Rezonin~s/Development Permits Nothing herein shall limit the City's
authority to grant or deny any future rezoning or development permit applications or requests
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subsequent to the effective date of this Agreement. In addition, nothing herein shall be construed as
granting or creating a vested property right or interest in TOP or on the Property.
IN WITNESS WHEREOF the parties have hereunto set their hands and seal on the date first
above written.
Signed, sealed and delivered
in the presence of.•
By
,,,
(Print Name of Witness)
TUSKAWILLA OFFICE PARK, L.L.C
a Florida Corporation
~~•~ ,,,,
S nA BIE ~' as Attonn~;y,in Fact for
William Barrett;T`sidetit '' ` • ° ' ' ~~ >
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CITY OF ~I1~1~I~PRIN~S, ~~ ~ - ~;
Flori ~'` . ~~ Corpora~ion,®~
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PAUL 1T'. PARTY~~A,; x~0~.=
REA LO NZO-LUACES
City Clerk
NOTARIAL ACKNOWLEDGMENT
STATE OF FLORIDA
COUNTY OF
The foregoing instrument was acknowledged before me this L ~ day of ~ ~~„ , 2002,
by SANRDA BIERLY, as Attorney in Fact for William Barrett, as the President of TUSKAWILLA
OFFICE PARK, L.L.C.., a Florida corporation, .~_~, who is personally known to me, or ~!~'who has
produced ~L 'Dr ~ v Cr :, L; crtse as identification.
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My commission expires:
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EXHIBIT "A"
The real property ("Property") which is the subject to, and bound by, the terms and conditions of this
Agreement is legally described on Exhibit "A" attached hereto and made a part hereof by reference.
Legal description:
THAT PORTION OF LOTS 53, 54, 55, 58, 59, 62, 63 AND THOSE UNIlvIPROVED RIGHT-OF-WAYS LYING BETWEEN
LOTS 55 AND 58, LOTS 59 AND 62 AND THE NORTH %2 OF THAT 30' VACATED RIGHT OF WAYLYING
SOUTHERLY OF LOTS 55, 58, 59, 62 AND 63, D.R. MITCHELL'S SURVEY OF THE LEVY GRANT, ACCORDING
TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 5 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY,
FLORIDA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT TIC SOUTINVEST CORNER OF THE AFOREMENTIONED LOT 63; THENCF, RU?1 SOUTH 87°02'40"
EAST, ALONG THE SOUTH LINE OF LOT 63, !'. DISTANCE OF 62.14 FT~ET TO THE POINT OF BEGINNING; THENCE
DEPARTING SAID SOUTH LINE RUN SOUTH 02°57'20"WEST, A DISTANCE OF 15.00 FEET TO THE
CENTERLINE OF A 30' UNIMPROVED RIGHT OF WAY VACATED IN OFFICIAL RECORDS BOOK
4112, PAGE 0597 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; THENCE RUN
SOUTH 87°02'40" EAST ALONG SAID CENTERLINE A DISTANCE OF 1129.20 FEET TO THE
WESTERLY RIGHT-OF-WAY OF TUSKAWILLA ROAD AS DESCRIBED IN OFFICIAL RECORDS BOOK 3603, PAGE
1095 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; SAID POINT LYING ON A CURVE CONCAVE
NORTHWESTERLY HAVING THE FOLLOWING ELEMENTS: A RADIUS OF 5677.58 FEET, A CENTRAL ANGLE OF
03°42'36", A CHORD LENGTH OF 367.57 FEET AND A CHORD BEARING OF NORTH 12°13'06" EAST; THENCE
FROM A TANGENT BEARING OF NORTH 14° 04'24"EAST, RUN NORTHEASTERLY ALONG SAID RIGHT OF WAY AND
THE ARC OF SAID CURVE A DISTANCE OF 367.64 FEET TO THE POINT OF REVERSE CURVATURE OF A CURVE
CONCAVE SOUTHEASTERLY HAVING THE FOLLOWING ELEMENTS: A RADNS OF 5 781.5 8 FEET, A CENTRALANGLE
OF O 1 ° 12'46", A CHORD LENGTH OF 122.3 8 FEET AND A CHORD BEARING OF NORTH 10°5 8' 11 "EAST; THENCE
RUN NORTHEASTERLY ALONG THE ARC OF SAID CURVE A DISTANCE OF 122.38 FEET; THENCE DEPARTING SAID
CURVE AND RIGHT OF WAY LINE RUN SOUTH 20°20'33" WEST, A DISTANCE OF 64.52 FEET; THENCE RUN SOUTH
45 °3 8' 29" WEST, A DIS TANCE OF 5 9.63 FEET; THENCE RUN SOUTH 71 ° 3 0' 3 8" WEST, A DISTANCE OF 48.60 FEET;
THENCE RUN NORTH 75°28'56" WEST, A DISTANCE OF 27.98 FEET; THENCE RUN NORTH 54° 16'32" WEST, A
DISTANCE OF 44.31 FEET; THENCE RUN SOUTH 44° 13' 12" WEST, A DISTANCE OF 18.82 FEET; THENCE RUN
SOUTH 51°18'33" WEST, A DISTANCE OF 345.75 FEET; THENCE RUN SOUTH 86°31'22" WEST, A DISTANCE OF
82.36 FEET; THENCE RUN NORTH 62°37' 17" WEST, A DISTANCE OF 63.47 FEET; THENCE RUN SOUTH 76°27'47"
WEST, A DISTANCE OF 62.38 FEET; THENCE RUN NORTH 84°34' 12"WEST, A DISTANCE OF 83.22 FEF,T; THENCE
RUN SOUTH 76°44'49" VvEST A DISTANCE OF 45.06 FEFiT; TI~NCE RUN NORTH 81 ° 18'28" WEST, A DISTANCE
OF 49.25 FEET; THENCE RUN SOUTH 85°01'56"WEST, A DISTANCE OF 48,02 FEET, THENCE RUN SOUTH
52°42'01 " WEST, A DISTANCE OF 67.33 FEET, THENCE RUN SOUTH 80° 17'21"WEST, A DISTANCE OF 52.69 FEET;
THENCE RUN SOUTH 03°27'55" WEST, A DISTANCE OF 23.12 FEET; THENCE RUN SOUTH 69°34'23" WEST, A
DISTANCE OF 95.27 FEET; TFIENCE RUN NORTH 82°16'34" WEST, A DISTANCE OF 77.56 FEET; THENCE RUN
SOUTH 84°55'50" WEST, A DISTANCE OF 75.60 FEET TO THE POINT OF BEGINNING.
CONTAINING: 199,036 SQUARE FEET (4.569 ACRES) +/-
K:/TSW/J1/LEGAL DESCRIPTION.DOC
REV 8/6/01 JEM
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EXHIBIT "B"
JUN-20-2h01 :7:27 CHC BEUELOPh ENT
407 8~' 152 P.08.~08
CR@DIT AYBRAGE CREDIT NET
TIRE OR L/1RSiE sHRUb NAME 6QE RATIO COST YALU! GAIN
YwpOri HoOy aeuld-lrLnk 2630 pal.,0' 2-1 S 00.00 i 200,00 S 110.00
bimpe0rt stopper 25.30 pal.,a' 2.1 S 90.00 i 200.00 S 110.00
Pygmy C>ila Palm, dbl. 30 gas„ 4' 3.1 S 125.00 i 700.00 f 175.00
Buda•Pllkb Palm 30 pal., S 3.1 i 100.00 S 300.00 S 175A0
European Pqn Palm 30 pal, 4' 3.1 8 150,00 i 300.00 i 175.00
Cdk+ea Nan Palm 30 pal., S' 3-i S 100.00 S 300.00 i 175.00
Canary lalard Dale Palm 30 pal„ 6' 3.1 S /011.00 S 300.00 S 175.00
Dalf Palm, P. daolyllkn 70 pal„ 4' 3-1 S 100.00 S 300.00 S 17x.00
1Nlndrnie Palm 30 Oal., a' 3-1 S 150.00 S 300.00 S 150.00
Sago 30 gu., 3' 3.1 i 150,00 S 700.00 S 150.00
ume Gam Maprrolla 26-30 pel.,e' 8.1 S 1 00.00 8 300.00 s z00.oo
Rea Bud 2s3D 0x1.,6' 3-1 s 125.00 s 300.00 s 175.00
Cardinal Holly 26.90 pal„6' 3.1 S 125.00 i 300.00 S 175.00
Featiw Holly 25.30 pal.,8' ~-1 3 125.00 S 300.00 i 1 ~ 5,00
Robin HoOy ZS30 pal.,6' 3.1 3 126.00 S 300.00 S 176.00
Oakleef Holly 26x0 pa1.,6' 3-1 i 123.00 i 800.00 6 17'6,00
Spartan Juniper 25.30 psl.,b' 3-1 i 115.00 S 300,00 i 185.00
Toruloa Juniper 25.30 pa1.,8' 2.1 S 00.00 i 200.00 S 110.00
Flovwrin0 Dogwood 25.30 pal„a' 3.1 i 12:,00 i 300.00 i 176.00
CamfDiq 2530 pgl.,5' 31 i 146,00 S 300.00 S 155.00
JgpaneN btuabarcy 23.30 pal„9' 3.1 S 190.00 i 300.00 i 180.00
Lobbtly bay 25.30 pal.,e' 2-1 i 90.00 i 200.00 S 110.00
Upright Yaupon HOOy 15 pal, 0' 2-1 S 90.00 S 200.00 S 1 ia.00
trVefplnp Yaupon dotty 25.30 paL,B' ~1 S 100.00 i 300.00 S 200.00
largpeealum Sgndard 160e1„ S' 3-1 i 100.00 i 300,00 i 200.00
CNickapw Plum 25 gal., E' 2-1 S 95.00 S 200.00 i 106.00
Rfr1 RnrJlrye 15 qal., 5' Z•1 i 60.00 ! 200,00 T 150,00
Myrtb Oak 1 S pal., S' [-1 S Sa.00 C 200.00 ~ 15n as
Crateepus /5 prl., a' 2-1 S 30.00 S 200.00 ~ 150.00
Fringe Tnf 15 pal., a' Z-1 S 50,00 i 200.00 S 150,00
TabebWa 3D gal., a' 2-t i 75-DO i 200.04 i 126.00
Baunlnla pelplnle 10 pal„ 6' 2.1 i 60.00 S 200.00 S 150.00
awealrTa. os~. , s gu.. e' z•1 i so.oa s zoo.oo i 150,00
lJpuauum8Wldard 4S gal„5-10' 6.1 i 300.00 ! 500,00 S 200.00
Crape MyAle Standrro 45 001.,6-10' S-1 S 360.00 t 500.00 a 150.00
Ywpon Ndly 6tendard 26,'JO 081„9' ~1 i 100,00 3 300,00 S 200.00
Weflel's Viburnum Stendarcl 250 pe1.,0' S•1 S 100.00 i 300.00 i 200.00
Neo01e Pelm 21-70 pai.,s' 4.1 S 200.00 S 400,00 S 200.00
Pygmy Pa1• Ihlm,ldpN 30 ptl., 4' 3-1 S 150.00 i 300.00 S 150.00
butie•Pindo Pgkn a5 pal., 8' 4-1 S 200.00 b 100.00 S 200.00
Eurapeen Fen P81m as pal., S b-1 S 250.00 i 500.00 5 250.00
ChMeee Pert Palm 8y pal, a' b1 S 260.00 i 500,00 5 250.00
Canary lelend Data Palm 05 gel., 8' 6.1 S 250,00 S 500,00 a 260,00
Oats Palm, P. dectylNen aS gel., 5' S-1 S 260.00 a 500.00 S 250.00
Wlndmnl Palm ab pat.. 8' S-1 S 300.00 i 600.00 S 200.00
Sago 86 pas., 4' S-1 i 260.00 i SO0.00 i 260.00
LItOe oem Magnolia a3 pal„ 6' 6.1 f 960,00 i 500.00 S 250.00
Spartan Juniper ai pal„ a' S-1 S 250.00 S 500.00 i 250,00
TOnNOa Juniper a5 pe4, a' S•1 9 250.00 i 500.00 i 250.Go
OenOOn Holly 66 pa1.,1gk1'rQ' S-1 S ?26.00 i 500.00 S 275.00
live C+ak 95 pai.,i4'xbk3' 6.1 8 300.00 i SOO,DO S 200.00
vVlnpad Elm a5 poi„12x5'>Q1/2 4.1 S 225.00 i 400,00 i 17:,00
Red Maple a5 pa1.,12'x5'7t21R 4-t 3 225.00 s 100,00 a 176.00
raTal. P, ge
„ .,_•,,,_-ann, , ~ : , a 40° 327 d753 P.OB
TpTFL P.Qg
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LEGlBtLITY UNSATISFACTORY
FOR SCANNING