HomeMy WebLinkAbout17. Adopt Resolution Approving Purchase and Sale of 9066 Firestone Blvd.A «
APPROVED -
And that the City Council authorize the City Manager to execute the final Agreement and any
other documents and agreements necessary to complete the sale transaction.
BACKGROUND
On December 1, 2014, staff issued a Request for Proposal soliciting development proposals for
a hotel development on City -owned land at 9066 Firestone Boulevard. With direction from City
Council, it was staff's intent to attract a recognized major hotel flag /brand. On February 20,
2015, staff received three development proposals. The submittal from Kamla Hotels provided
the best detailed information and offered a'SpringHill Suites by Marriott.
Staff spent the subsequent months analyzing the development and financial information
provided by Kamla Hotels. Upon the conclusion of various comprehensive discussions with the
Kamla Hotels development team, and detailed analysis of their pro forma staff has concluded
the information provided by Kamla Hotels was an accurate depiction of the type of hotel product
they can build and finance at the City owned site.
At its August 25, 2015 meeting, City Council approved staff's recommendation to enter into an
Exclusive Negotiating Agreement (ENA) with Kamla Hotels. The purpose of the ENA was to
provide the City and Kamla Hotels the security that each would negotiate in good faith
exclusively with each other towards the execution of a Purchase and Sale Agreement for the
property.
PSA 9066 FIRESTONE BLVD.
NOVEMBER 24, 2015
PAGE 2
The elements of the ENA included the duration of the negotiating period, which was 180 days.
The site, project, and value of the site were also included. Kamla Hotels made a non - refundable
deposit of $30,000, which shall be credited towards the purchase price if a Purchase and Sale
Agreement is entered into between City and Kamla Hotels. This deposit will be used to pay for
the City's predevelopment costs, such as attorney, architectural, and /or consultant fees. The
end product of the ENA will be the creation and approval of a Purchase and Sale agreement by
City Council.
Staff has concluded negotiating the Purchase and Sale Agreement with Kamla Hotels. Kamla
Hotels has formed a Limited Liability Corporation to purchase and develop the site, by the name
of Downey Hospitality, LLC. The Purchase and Sale Agreement will be executed between the
City of Downey and Downey Hospitality, LLC. The site's appraised value is $2,525,000. The
sales price of the site will be $2,525,000.
The Purchase and Sale Agreement details the cost of the land, escrow, title responsibilities and
hotel type. The parties are agreeing to a hotel owned and operated under the SpringHill Suites
by Marriott major flag brand, or other similar brand approved by the City in its sole and absolute
discretion.
The Agreement also provides for a Feasibility Period, which will mirror the City's Development
Entitlement Process. During the Feasibility Period staff will work with Kamla Hotels on the a
schedule of performance that will dictate the completion of project tasks, such as: site elevations,
floor plans, site plan, construction drawings, and any environmental impacts as through the
California Environmental Quality Act (CEQA).
Approval of the development entitlements must be obtained from the Planning Commission, and if
necessary City Council before the close of escrow for this sales transaction. In addition, Kamla
Hotels shall be responsible for financing and constructing all improvements on the site and for
payment of all building, planning and other fees required by governmental authorities for the
completion of the project.
FISCAL IMPACT
The property at 9066 Firestone Boulevard was purchased with a combination of federal and
state funds. Sale proceeds will be returned to those fund accounts.
Attachments: "A Site Aerial
"B" — Resolution with Purchase and Sale Agreement
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A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DOWNEY APPROVING A
PURCHASE AND SALE AGREEMENT BETWEEN DOWNEY HOSPITALITY,
AND THE CITY OF DOWNEY FOR PROPERTY LOCATED AT 9066 FIRESTONE
BOULEVARD
WHEREAS, the City has negotiated a purchase and sale agreement with Downey
Hospitality, LLC ( "Buyer "), pursuant to which the City would sell the Property, located at 9066
Firestone Boulevard Downey, CA for a sales price of $2,525,000; and
WHEREAS, the City Council has determined that approval of the Agreement and the
sale transaction contemplated thereby, is in the best interest of the City and the public health,
safety and welfare.
NOW, THEREFORE, • OF DOWNEY DOES
RESOLVE HEREBY FOLLOWS:
SECTION 1. The City Council of the City of Downey hereby (i) approves the
Agreement, copy of which attached hereto as Exhibit "A ", and is on file with the City Clerk, (ii)
if required, authorizes and directs the City Manager to make final changes to the Agreement
consistent with the City Council's direction, and (iii) authorizes and directs the City Manager to
execute the final Agreement and any other documents and agreements necessary to complete
the sale transaction contemplated by the Agreement.
SECTION 2. The City Council of the City of Downey hereby determines that the sale of
the Property is exempt from the California Environmental Quality Act (CEQA) under Section
15301 of the CEQA Guidelines, as an existing facility.
W-11110
SECTION 3. The City Clerk shall certify to the adoption of this resolution.
LUIS H. MARQUEZ
Mayor
ADRIA K JIMEN Z, CIVIC
City Clerk
I HEREBY CERTIFY that the foregoing Resolution was adopted by th-
D. - egular meeting held on the 1 oth day of March, 2015, by th-
. - to wit:
AYES:
Council Members�
NOES-
Council Member:
ABSTAIN:
Council Member:
ABSENT:
Council Member:
ADRIA M. JIMENEZ, CIVIC
City Clerk
A. Seller is the owner of real property in the City of Downey ("City"), County of Los
Angeles ("County"), State of California, located at 9062 and 9066 Firestone Blvd, Downey, CA
90241, and described and/or depicted in Exhibit "A "("Property").
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1.1 Purchase and Sale.Seller shall sell the Property to Buyer for development
of the Project, and Buyer shall purchase the Property from Seller for development of the Project,
subject to the terms and conditions set forth in this Agreement.
1.2 Purchase Price. The purchase price of the Property including the "Property
Rights" (as defined in Section 2.8 below) is TWO MILLION FIVE HUNDRED TWENTY FIVE
THOUSAND DOLLARS ($2,525,000) ("Purchase Price").
2. Escrow,
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Attachment "C"
Holder with their respective Federal Tax Identification Numbers and such other information as is
reasonably required by Escrow Holder.
2.2 Payment of Purchase Price.The Purchase Price for the Property shall be
payable as follows:
Intentionally deleted.
(3) Seller Obligations. Seller is not in material default under
this A
has been performed as required, including, without limitation the delivery of all documents
required • Seller under this Agreement.
(4) Possession. Seller is able, at the Close of Escrow, to deliver
possession of the Property and Property Rights to Buyer in accordance with this Agreement and
does so.
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I •: OM
(3) Entitlements. Buyer has obtained all o
Schedule of 1 Elevations, / Site
following: Design. During the Feasibility Period, Buyer's and Seller's mutual agreementon all of the
• of Performance, • the Site Elevations, Design, •
DDA.
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(1) Seller's Default. • to close d •
default and this Agreement is terminated, Seller shall pay all Escrow cancellation charges.
"Escrow cancellation charges" means all fees, charges and expenses charged or passed on to the
Parties by Escrow Holder, including all title expenses.
i Default. • to close due to
default and this Agreement is terminated, Buyer shall pay all Escrow cancellation charges.
Default. If Escrow to close and this Agreement is
terminated for any reason other than a default by one of the Parties, each party shall pay one half
of the Escrow cancellation charges, and each Party shall be deemed to have released the other
r"arty from all liability for the failure of Escrow to close.
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• i *. i • i i =Irs-171-1-171 • i • i i •
costs obligations of Seller under any Contract, including, without limitation, the obligation to pay any
or ges of any kind there under.
269 Taxes, Assessments and Prorations.
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2.15 Termination of Property Contracts. Seller shall, at no additional cost and
expense to buyer, terminate any service contracts or similar agreement relating to the Property
which the Buyer does not elect in writing to assume which termination shall be effective as of the
Close of Escrow.
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Buyer's deposit of same on the Property) including without limitation diminution in value of the
Property.
5. Additional Agreements.
5.2 Warranties,
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(7) Assumed Obligations. With the exception Of obligations •
cesponsibilities of Seller that are expressly assumed by Buyer in this Agreement, there are no
obligations or responsibilities of Seller with respect to the Property or otherwise of any kind that
are assumed by Buyer.
(8) Endangered pecies. o t e est o e er s ow e ge,
,fa�, there are no endangered or threatened s�;e� of animals -flants or insects on the Pro��M-A ani
14
(b) there are no environmental • biological characteristics of the Property which under existin�N.
law will adversely affect Buyer's ability to own, develop and/or market the Property or the cost
r,.'tereof.
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(13) Material Change. Seller shall promptly notify Buyer if
this Section 5.2.1 materially inaccurate or misleading.
(1) Authorizatiow Buyer is duly formed and validly existing
under the laws of the State of California and is qualified to transact business in the State of
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9060592.7 a11l17115 I S
PEBTION."The provisions of this Section shall survive
the Close of •
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SELLER'S INITIALS BUYEWS INITIAU
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r .
BUYER'S
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SELLER'S I.. TIC ..AS BUYER'S INITIALS
5.8 Intentionally Onritted.
5 ®9 i r► 1.11 1 rryer is solely responsible for financing and
construction of all improvements on the Property and f ®r payment of all building and planning and
other fees _required by governmental authorities for the Project.
5.10 Seller's Purebase Option.
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SELLER'S INITIALS BUYER'S INITIALS
5.9 Financing esponsibility.Buyer is solely responsible for financing and
construction • all improvements • the Property and for payment • all building and planning and
other fees required by governmental authorities for the Project.
J 1111 =%;i 11 .1. 11 .3 1wil I I. - I I I
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the recorded Property Grant Deed to Seller, and causing the Seller Title Policy to be issued to
f r'
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Downey, CA 90241
Attn: City Manager
With Copy to Rutan& Tucker, LLP
611 Anton Boulevard, 14`h Floor
Costa Mesa, CA 92626
Attn: Jeffrey T. Melching
Phone No.: (714) 641 -5100
BUYER: Dev Patel
Chairman/CEO
12644 S. Lakewood Blvd.
Downey, CA 90242
With Copy to Niranjan D. Patel
A Professional Law Corporation
18000 Studebaker Road, Suite 700
Cerritos, CA 90703
Escrow Holder: Security Land Escrow
10805 Paramount Blvd., Suite A
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Downey, 90241
• Robison
• - • • • •
r
8.1 No modirications, No addition to or modification of any term or provision
of r signed by
Construction of .. - provisions of Agreement • be
construed in favor of or against either Part. but shall be construed as if both Parties texe%ared this
83 Headini!s.The Section headings of this Agreement are only for convenience
• shall not be deemed to limit the subject of • or • be • • -t in their
construction.
&4 Governing Law.The laws of the State of California shall govern this
9M
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Saturday, Sunday or federal holiday. The time for performance on any Performance Date shall be
• later than 5:00 p.m., unless otherwise provided in this Agreement.
8.13 Incorporation of Exhir t as intentionally omitted, all exhibits
attached hereto and referred to herein are incorporated into the Agreement as though fully set forth
herein.
8.14 Venue.in the event of any legal action to enforce • interpret this
Aireement I the sole and exclusive venue shall be the Su i erior Court of the Countv and the Rzrties
I I L,7dMWJL- t_!j V-00
8.15 Counterparts.This Agreement may be executed in counterparts, each of
which shall be deemed an original, but all of which together shall be construed as one instrument.
8.16 Assignment.Except as provided below, Buyer may not assign its rights or
obligations under this Agreement without the prior written consent of Seller, which consent may
be withheld in the sole discretion of Seller.
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[SIGNA TURE PA GE TO
SALE AGREEMENT AND ESCROW INSTRUCTIONS]
Buyer and Seller have executed this Agreement as of the Effective Date.
THE CITY OF DOWNEY, a DOWNEY HOSPITALITY, LLC, a
California municipal corporation California limited liability company
By:
City Manager
"Seller"
APPROVED AS TO FORM:
Special Counsel to City of Downey
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9060592, [a I M 7/15
By:_
Its: Sharad R Patel,'Nlanagii.ig Member
By:
Nan-ie:
Its:
&M
[SIGNATURE PAGE TO
"Seller"
S • • w v•
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By:
Name:
Its:
"'Buyer.'.'
YA
City Manager
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Y:
Its:
Ya
Name:
Its
EXHIBIT "A"
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THAT PORTION OF BLOCK "Q" OF THE RANCHO SANTA GERTRUDES, IN THE CITY
OF DOWNEY, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP OF
• THEREOF; RECORDED BOOK I PAGE 502 OF
MISCELLANEOUS • i IN OFFICE OF THE COUNTY RECORDER OF
COUNTY, DESCRIBED AS • „ i
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EXCEPTING ■' ■• M THE NORTHEASTERLY 215.00 FEET MEASURED ALONG
NORTHWESTERLY THE OF • r LAND.
It ♦ ' •'
Ir EASEMENT IS BOUNDED • i UTHWEST BY THE NORTHEASTER
LINE OF i0 FOOT RIGHT OF WAY i PACIFIC RAILROAD
COMPANY AND BOUNDED ON THE NORTHEAST BY THE SOUTHWESTERLY LIN
OF i :i'r 100 FEET WIDE.
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EXHIBIT " "
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680/012225 -0109
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• 616111 • .
Prepared Gilmore
Version: Original
February ,
Hotel Development Proposal - Kamla Hotels
1 COVER LETTER
February 20, 2015
City of Downey
Community Development Department
Attention: Aldo Schindler
Director of Community Development
1111 Brookshire Avenue
Downey, CA 90241
Re: Hotel Development Proposal
9066 Firestone Blvd., Downey, CA
Dear Mr. Schindler,
On behalf of Kamla Hotels, I am honored to provide our hotel development proposal for the
site located at 9066 Firestone Blvd. in the City of Downey. It is not every day that residents
have the opportunity to propose to develop and operate a hotel in the city in which they call
home. Devang and Sharad Patel, of Kamla Hotels, embrace that opportunity with the hope of
being selected the developer of choice.
We propose to bring one of Marriott International's most exciting brands, SpringHill Suites, to
this site. This upper- moderate, all- suites hotel delivers the space, and stylish, inspiring design
that enriches the guests' travels at a great value. With over 300 SpringHill Suites hotels
throughout the United States and Canada, over 58% of guests make reservations by taking full
advantage of the globally recognized and honored Marriott Rewards reservation system.
This proposed all -suite hotel will feature a 7,000 square foot roof top lounge offering 360
degree views of the City, a business center, over 3,000 square feet of meeting space, fitness
center, indoor pool and spa and, complimentary hot breakfast. All these amenities, along with
the architectural fenestrations unique to Downey, will provide a sense of place reflective of
the City's vision in revitalizing Firestone Blvd.
While targeting the "stylish, suite seeker ", this hotel will be "green" built, meeting and
exceeding industry standards for environmental sensitivity. "Local hiring" is a Patel policy
which will excite up to 50 new employees.
This is the way Devang and Sharad Patel approach all of the over 1,000 rooms under their
award winning management. With over 25 years of experience in owning and operating hotels
of the type proposed, they have the experience and financial capability to provide the City of
Downey the kind of hotel of which it will be proud to be associated.
We look forward to working through the process and collaborating with the City.
Truly,
Robert Gilmore
Gilmore55919 @sbcgloba1.net
Request for Proposal
Hotel Development Proposal - Kamla Hotels N
KAMLA HOTELS HISTORY
Locally owned and operated, Kamla Hotels has strictly been a hotel developer and operator
for over 25 years. Currently owning and managing three hotels in the City of Downey, Kamla
Hotels is the 2nd highest transient occupancy tax payer in the City.
Our award winning management team lives and works in the City of Downey. We understand
the needs of the City and the regional hospitality market, and are committed to meeting the
needs of the residents, businesses and visitors.
Currently we own and manage the American Inn, the Studio Inn & Suites, and the Regency Inn
& Suites in Downey. In addition, we are an existing Marriott International franchisee with a
SpringHill Suites Hotel in Hesperia. Currently our affiliate is constructing a Residence Inn and
Courtyard by Marriott in Riverside County.
We have a proven track record of exceptional leadership in the hospitality industry
representing the top tier hotel brands in guest satisfaction and product quality: We have over
1,000 rooms under management and care in the Southern California region.
Rest assured, Kamla Hotels meets and exceeds the minimum requirements of the Request for
Proposal for the Development and Operation of a Hotel, and has the desire and ability to carry
out all of the required elements of the proposed Hotel Project throughout the entire term of
the Agreement.
• Indoor pool and spa
Request for Proposal
Hotel Development Pr•s• Hotels
• Complimentary hot breakfast and high speed Internet access
• Newly designed lobby, lounge, communal circle and, great room and buffet areas
•- Lobby Market
• Estimated 20 month schedule from close of escrow to Grand Opening
• Proposed Land Purchase Price: $2,000,000.00
• Locally owned and operated by the award winning Kamla Hotels management team
• Kamla Hotels "Green" Built Program of sustainable strategies and methods to
preserve water and energy, and to minimize the hotels carbon foot print, including:
use of solar panels, biofiltration, SMART irrigation, in room energy management
systems, LED lighting, low flow toilets, water saving shower heads and other features
• Projected $16 million project cost
• Budgeted $5,000.00 per unit refurbishment cost in 5-7 years
• TOT revenue generation in the range of $370,000.00-$450,000.00 annually
• Local hiring policies for the estimated 50 new employees
•
Approximately $700,000.00 annually in employee salaries
• 312 SpringHill Suites throughout US and Canada
• Integrated marketing campaign
• Marriott Rewards Direct Mail Promotion
• In- flight and In- airport advertising to over 60 million travelers
• Marriott digital and social media advertising, promotions and events
• All -suite hotel benefits both the business and leisure traveler
• Estimated Average Daily Rate (ADR) of $125.00
• Average length of stay of 2.3 days infusing additional shopping days and restaurant
use
• Target guest: male, mid-40's, college educated, $129,000.00 average income
Request for Proposal
Request for Proposal
An existing Marriott franchisee, we have attached a list of twelve (12) hotel properties,
including the SpringHill Suites in Hesperia, which Kamla owns and operates. (See Attachment
B.) Together these properties generate annual gross revenue of over $14 million. Kamla
currently has two large projects under development with Marriott in Riverside County; a
Residence Inn and a Courtyard. These projects are being delivered on time and under budget.
Kamla Hotels is known for its delivery of projects on -time, whether a ground -up development
project or an "acquire- and - remodel" project. All of our ground -up development projects have
followed a development timeline as follows:
a) 60 days to deliver conceptual drawings to the City
b) 60 days from date of approval of the conceptual drawings by the City for delivery of
construction documents
c) Construction begins immediately upon issuance of building permits
d) Approximately 90 days for on and off -site improvements, including utilities
e) 12 months for shell and core, and interior construction completion
Kamla is a top notch hospitality developer that has a proven track record of developing not
only privately -held hotel projects, but has collaborated with city Redevelopment Agencies in
the communities of Lynwood, South Gate, Pico Rivera and Hesperia. We have successfully
turned a number of distressed hotels into successful and profitable hotels in those
communities. All those projects were "time -of- the - essences" projects, and Kamla delivered as
promised.
Kamla Hotels is not only an existing Marriott franchisee, but has franchise relationships with
national and international brands such as Intercontinental Hotel Group, Choice Hotels,
Wyndham International, Red Roof Inns, C6 Hospitality and Hilton Worldwide.
Kamla Hotels spoke with many of the brands listed above to determine what the best brand
would be for the City's site. Our analysis was specific and pointed to pick just the right fit for
the community's needs. In our professional opinion, the SpringHill Suites by Marriott is the
best alternative on the market for quality, amenities and value to drive the highest occupancy
rate, estimated daily rate and thus, the annual projected Transient Oriented Tax to the City of
Downey. The attached letter from Scott McAllister, Area Vice President of Marriott Lodging
Development, expresses Marriott's level of interest and their recommendation for a SpringHill
Suites Hotel based on their expertise and a thorough analysis of the Downey hospitality
market.
Request for Proposal
Hotel Development Proposal - Kamla Hotels
i ' • L
Request for Proposal
Hotel Development Proposal - Kamla Hotels
6 HOTEL DEVELOPMENT PLAN/FINANCING
Kamla Hotels' development team for this project will be led by Devang and Sharad Patel They
have led the ground -up development of seven hotels, at this time. Preliminary drawings were
provided by David G. Simons Jr. Architects of Temecula, CA. This group has worked for Kamla
Hotels for many years in designing, programing and site planning many of its hotel projects.
First Choice Bank located in Cerritos, CA has discussed and analyzed this proposed project and
has expressed a serious interest in financing it. Currently, Kamla Hotels has five credit facilities
with First Choice Bank with loan commitments in excess of $16 million. A majority of these
loans were to provide financing for hospitality properties in which Devang Patel and his
partners hold a significant amount of ownership interests.
The remaining development team will be chosen through a deliberate bidding process
selecting contractors, engineers and consultants with the depth of experience and expertise in
executing a development plan of the magnitude and quality of the proposed SpringHill Suites
Hotel. Kamla Hotels worked closely with Marriott Lodging Development in analyzing the best
brand for the community and considering a variety of site factors.
Preliminary Timeline and Schedule:
Opening to close of Escrow
60 days
Architecture, Engineering, Permitting & Financing
120 days
Construction of on and off site improvement & hotel
420 days
Set -up & Pre - opening (Marriott Implementation)
30 days
Soft & Grand Opening
10 days
Total Project Time
640 days
Notable events within the development schedule will include:
Request for Proposal
Hotel Development Proposal - Kamla Hotels
1. Ground Breaking Event with City Council and other local dignitaries
2. Model Guest room suites made available for viewing
3. Soft Opening
4. Grand Opening
6C PROPOSED FACILITY BUILD -OUT
Attached is preliminary cost breakdown of the proposed SpringHill Suites by Marriott to be
built by Kamla Hotels. (Exhibit 1) The estimated total project cost is $15,034,270.00
The estimated cost per suite for this all -suite hotel is $123,000.00.
We have budgeted $5,000.00 per suite for refurbishing in a 5 -7 year time frame,
This hotel will prominently feature architectural features and designs, inside and out,
representing Downey's proud heritage from the Apollo Space Program to the world's oldest
McDonald's. We intend to feature the areas' artists by exhibiting their art throughout the
hotel common areas. This will be "Downey's" hotel.
6D FINANCIAL CAPABILITY
Kamla Hotels is a holding company for the various special purpose entities formed for each of
Kamla's hotel projects. Therefore, we have included personal financial statements for Devang
Patel and Sharad Patel, the principals of Kamla Hotels, prepared in accordance with generally
accepted accounting principles. (Exhibit 2)
Each financial statement reflects extensive ownership of hotels throughout Southern
California. Sharad Patel, for instance, among the eight properties listed on his financial
statement, has listed a Travelodge Hotel in Lynwood valued at $5 million that is secured by a
$950,000.00 note. The eight hotel properties listed for Sharad have a combined value of
$32,300,000.00 with combined mortgages of $5,130,000.00.
Devang Patel has provided a list of eight hotel properties with a combined value of
$52,050,000.00 with mortgages of $25,110,000.00. The Eden Roc Anaheim Disney Resort
listed on his financial statement has a market value of $12,500,000.00, with a mortgage of
$4,725,000.00.
Devang Patel and family's personal financial statement provided states total assets of
$54,050,000.00; total liabilities of $25,110,000.00; and, a net worth of $28,940,000.00.
Sharad Patel and family have provided a financial statement stating total assets of
$33,415,000.00; total liabilities of $5,195,000.00; and, a net worth of $28,220,000.00.
Request for Proposal
Hotel Development Pr. p. Hotels
First Choice Bank has provided Kamla Hotels with a letter of interest to finance this project.
Vincent Wong, First Vice President of First Choice Bank states he has been in discussions with
Kamla and "would offer serious consideration in providing financing for said project." (Exhibit
2)
We anticipate engaging our financing institution of choice immediately after being selected as
the successful bidder. We anticipate a due diligence period of approximately 60 days and
close of escrow contingent upon obtaining appraisals of the fair market value and purchase
price. We will purchase the property by cash, and continue to provide personal funding as we
proceed through the architectural, engineering, design and permitting phases, and into the
construction phase of the project.
The financing process will run in the range of 90 -120 days parallel with the entitlement and
permitting process.
Request for Proposal
Hotel Development Proposal - Kamla Hotels
7 FACILITY DESIGN AND QUALITY OF •
We are providing an extensive architectural package along with this proposal. The full color
photos provide a color palate based on a typical SpringHill Suites hotel. We have engaged our
architect to provide a site specific design and layout. The attachments we have included are as
follows (Exhibit 3):
1) The overall design of the hotel facility from a street front view, an aerial view of the
site layout, a proposed first floor including the lobby layout and meeting space. Also
included is a conceptual for the proposed roof top lounge. What these renderings do
not reflect is the uniquely distinct Downey historical and "heritage" architectural
features that we will include in the final design inside and out.
2) We have attached an extensive design package for a prototypical SpringHill Suites.
Extracted from that package for this tab is a page reflecting the look and layout of the
typical King room and shower, and the Queen /Queen optional layouts. These nicely
exemplify the advantage of an all -suite hotel in amenity, size and comfort. These
rooms are 420 square feet in size.
3) Throughout the prototypical hotel presentation attached, you will see a number of
photographic representations of the lobby area. As stated above, we have provided an
architectural drawing of the first floor reflecting the lobby, or "great room ", as guest
enter the hotel which includes the lounge, communal circle, the buffet area and
network zone. We have also singled out pages for this tab reflecting the look and feel
of the prototypical lobby area.
4) For the meeting areas, please refer to the first floor layout which represents over
3,000 square feet of meeting space and business center. The main meeting room has
the flexibility to be split into smaller rooms, as needed. There is a private Board Room
across the hall from the proposed larger meeting room, as well.
5) Please refer to the attached prototypical SpringHill Suites hotel package for the detail
of the items requested in the sub section. This hotel provides a uniquely stylish
aesthetic and spacious suites at an affordable price. SpringHill Suites have become a
dominant player in the upper- moderate all suites hotel market because of its design
features and space.
6) As provided in the aerial site plan, this hotel will completely integrate the Dunkin
Donuts as a hotel amenity. Also, provided is the integration of the existing surface
parking lots and future parking structures with a fluid circulation plan.
Request for Proposal
8 HOTEL OPERATING
Kamla Hotels owns, operates and manages all of its hotels. The proposed SpringHill
Suites is no different. In fact, the Kamla advantage is that the management team is
homegrown and Downey based. No out of town management team that will take days
to respond to issues and problems. Kamla commits to provide the same award winning
management it currently provides to its other Downey hotels. Marriott Lodging
Development, through Scott McAllister, Area Vice President, has provided us with a
Letter of Interest expressing their interest in developing a SpringHill Suites hotel at the
Firestone location should Kamla Hotels be the successful bidder. (Exhibit 4)
b. Kamla Hotels Inca and /or an affiliate intends to develop, operate and manage this
subject hotel. Kamla reserves the right to assign this hotel to new special purpose
entity or LLC for this venture. In any event, Devang and Sharad Patel will act as general
partners and will operate and manage this hotel. We understand that assignment of
the Agreement to another entity following the date of the Certificate of Occupancy is
subject to the approval by the City of Downey, and will be strictly reviewed and may
not be approved by the City.
We would like to reiterate that Kamla Hotels has every intention of retaining
ownership and management of this hotel. Any assignment will be an "internal"
assignment and "in- name" only.
Attached is an "Anticipated Associate Chart -Post Opening" depicting the management
and personnel structure of the proposed hotel. (Exhibit 5) There will be a general
manager and an assistant general manager located on site. This hotel will employ in
the range of 40 -50 employees as indicated on the Associate Chart.
This is the personnel level demanded to provide the quality of service promised by
Kamla Hotels and SpringHill Suites by Marriott. From its front desk staff to the servers
for the complimentary hot breakfast to the servers at the Roof Top Lounge, service will
be the trademark of this all- suites hotel.
Wages will be of a significant, livable level at this hotel. Kamla Hotels has a history of
attracting talented people and providing them the opportunity to grow with the
organization. The SpringHill Suites Hotel will continue that tradition. Front desk,
housekeeping, breakfast attendants and waiters will receive in the range of $10.00
14.00 per hour. Engineering and night auditors will receive in the range of $14.00-
$18.00 per hour. The front desk manager, housekeeping and engineering manager will
have a salary range of $28,000.00 - $32,000.00 annually. Our sales manager and, food
and beverage manager will have salaries starting in the $25,000.00 - $40,000.00 range,
not including commissions. Our Assistant Manager will have a salary in the $35,000.00-
$40,000.000 range, and our General Manager will have a salary in the $50,000.00-
$70,000.000, not including commissions.
Request for Proposal
In total, Kamla Hotels' employees will be receiving in the range of $700,000.00
annually in wages. This will be another $700,000.00 going into the local economy as
we have a local hiring policy.
c. As stated previously, Kamla Hotels has been strictly in the business of developing and
operating hotels for over 25 years. It has over 1,000 hotel rooms under its award
winning management. It currently operates three hotels in the City of Downey, and is
the 2nd highest transient occupancy tax payer in the City, second to the Embassy
Suites. Every one of Kamla Hotels' properties is located on busy commercial
thoroughfares. From its hotel near Disneyland to its hotel in the wine country of
Solvang, Kamla has built its reputation on serving the business traveler as well as the
leisure traveler.
Its hotels, as listed on the personal financial statements, include the romantic Wine
Valley Inn & Cottages in Solvang and strategically located Eden Roc Anaheim Disney
Resort, as well as the Residence Inn and Courtyard by Marriott under development in
Riverside by its affiliate. All are either the size and /or quality of the proposed SpringHill
Suites.
Request for Proposal
Hotel Development Proposal - Kamla Hotels
DISADVANTAGED
Kamla Hotels ri a certified DBE, and does not to receive information on being
certified as such.
Request for Proposal
Hotel Development Proposal Hotels
We are providing Projected Financials for the proposed SpringHill Suites Hotel as Attachment
D. This includes our projected revenue and expenses for the first five (5) years of the hotel
operation. As an existing Marriott franchisee and an operator of hotels for the past 25 years,
we are comfortable in presenting this pro- forma.
In summary, we estimate the average daily room rate to start at $125 in year 1 and will grow
to an estimated $137 per room by year 5. We conservatively estimate occupancy to begin at
75% in year 1 and grow to 82% by year 5. We estimate to generate $375,722 in transient
oriented tax in year 1, up to $450,225 in year 5.
This hotel will generate additional tax sources to the City. The effect of the additional tax
generation will be significant in the City's ability maintain and expand its level of services.
With an estimated average length of stay at a SpringHill Suites Hotel of 2.3 days, there will be
a significant multiplier effect through the additional shopping, restaurant and recreational use
of its guests. This will be amplified by the SpringHill Suites target guest of a male in his mid -
40's, college- educated, taking 26 business trips a year with an average income of $129,000.00
per year. Remember, 58% of SpringHill Suites guests come through the Marriott Rewards
program, a clear Marriott advantage.
Request for Proposal
Hotel Development Proposal - Kamla Hotels
11 FINANCIAL BACKGROUND INFORMATION
a. Kamla Hotels Inc., the proposer, is a holding company for its numerous hotel holdings.
Kamla Hotels Inc. is a limited liability corporation consisting of Devang and Sharad
Patel. As such, we have provided personal financial statements for both individuals.
b. Kamla Hotels Inc. is a limited liability corporation with Devang Patel acting as general
partner.
c. See attached Exhibit 2, Personal Financial Statements.
d. Business References:
1) Aaron Telford
Coastal Valley Insurance Services, Inca
2483 Sunrise Blvd, #B, Gold River, CA 95670
aaron @coastalvalley.com, (800)252 -0422 (p), (916)436 -0422 (f)
2) Niranjan Patel
Niranjan D. Patel Law Offices
1800 Studebaker Rd, Suite 700, Cerritos, CA 90703
lawrewards @ndplaw.net, (562)467 -8952 (p), (562)467 -8953 (f)
3) Brendan Watters
Boomerang Hotels
100 Bluegrass Commons Blvd, Suite 110, Hendersonville, TN 37075
Financial References:
1) Kimberley Thorn berry
Vice President, Senior Relationships Manager
Banc of California
888 Disneyland Dr., Ste. 500, Anaheim, CA 92804
Kimberley .thornberry @bancofcaI.com, (714)864 -5009 (p), (877)885.4820 (f)
2) Vincent Wong
First Vice President
First Choice Bank
17785 Center Court Drive, Suite 750, Cerritos CA 90703
(562)345 -9092 (p), (562)926 -8737 (f)
e. The financial changes that have occurred over the past two years for Kamla Hotels and
its principals have been positive with a steady growth in annual revenue and asset
value.
f. Kamal Hotels is not in the Dunn and Bradstreet nor the Standard and Poor's Summary.
As stated previously, Kamla Hotels is a limited liability corporation that is a holding
company for the many hotels owned and managed by Kamla.
Request for Proposal
Hotel t *, Proposal Hotels
equity to develop this project.
d. Vincent Wong
First Vice President
First Choice Bank
17785 Center Court Drive, Suite 750
Cerritos, CA 90703
(562)345.9092 Tel
(562)926.8737 Fax
Kimberley Thornberry
VP, Senior Relationship Mgr.
Banc of California
888 Disneyland Dr. Ste. 500
Anaheim, CA 92804
(714)864.5009 Tel
(877)885.4820 Fax
Kimberley .Thornberry @bancofcal.com
e. Please see the attached letter (Exhibit 6) from Vincent Wong from First Choice Bank.
His contact information is provided above.
f. Please see the attached Attachment E's.
g. Kamla Hotels is not currently in any lawsuits or financial settlements that would impact
our ability to undertake and complete this project.
h. Kamla Hotels is not involved in any litigation or other disputes that could result in a
financial settlement having a material adverse effect on our ability to execute this
project.
L Neither Kamla Hotels, Devang Patel nor Sharad Patel have filed for bankruptcy or had
projects foreclosed upon.
Request for Proposal
KAMLA
HOTU I $
Truly,
City of Downey
Attn: Aldo Estrella Schindler
Director of Community Development
I I I I I Brookshire Avenue
Downey, CA 90241
M
Truly,
Shared Patel
State of California
County of , I t,:,
, me
On before lvi, �t4 i 1-c _ti
6
Here Inser ame an� Title of UI
abate; Officer
personally appeared V
Name(s) of Signer(s)
WITNFSS my tiled and 00(-Ial seal,
ALICIA PLANCAR
Commission # 1961517
Notary Public - California z
..... . . ....
Los Angeles County
Sign
Nly Comm Eipires Fv6 7, 2016 13i qnal"f,e of Public
Place Notary Seal Above
OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or
,fraudulent reattachment of this form to an unintended document-
Description of Attached Document
Title or Type of Document: DocumeW Date'.
Number of Page.; Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name Signer's Name:
I I Corporate Offw-�r — Title(s): Corporate Officer — Title(s).
Partner Litii led Ci General Partner Limited General
Individual Attorney in Fact Individual Attorney in Fact
Trustee Guardian or ConseIIvato! Trustee Guardian or Conservatot
I Other: Other
Signer Is Represe,)ting, Signer Is Representing,
Oc 2014 National Nolary Association • www.NatiorialNotary org • 1-800-US NOTARY (1- 800 -876 6827) Item #5907
ATTACHMENT "B"
tuallifications
E -mail address: dpatel @kamlahotels.com
Hotel Operation annual gross revenues for the last 5 years (if applicable):
Approx $1,500,000.00 since ownership in 2012 annually.
(Use additional sheets for other locations)
ATTACHMENT "B"
Qualifications Statemel
(Use additional sheets for other locations)
ATTACHMENT "B"
Project Name and Location: American Inn- Downey, CA
$180,000 annually.
(Use additional sheets for other locations)
The proposer has operated under its current name since 2006
fora period of 8 years and 9 months, and the
Proposer (if applicable, ) formerly operated under the name:
Independent
ATTACHMENT "B"
Qualifications Statement
(Use additional sheets for other locations)
ATTACHMENT "B"
(Use additional sheets for other locations)
ATTACHMENT "B"
E -mail address: dpatel @kamlahotels.com
Hotel Operation annual gross revenues for the last 5 years (if applicable):
$950,000.00 annually
(Use additional sheets for other locations)
The proposer has operated under its current name since 2006
for a period of 8 years and _ 9 months, and the
Proposer (if applicable, ) formerly operated under the name:
Independent
ATTACHMENT "C"
I
Fill in the following information exactly as it is to appear on the Agreement; if operating
under a fictitious name, so indicate.
Name of Firm: Kamla Hotels Inc and/or affiliate
Business Purpose Develop SpringHill Suites By Marriott at 9066 Firestone Blvd,
of Proposer:
Principal Office Address: 12644 S. Lakewood Blvd. Suite 100
Downey, CA 90242
Individual Corporation Limited Liability
Partnership Joint Venture Business Association
X Other (Explain) LLC to be formed for this venture,
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•.�� Marriott.
December 15, 2014
Mr. Dev Patel
Kamla Hotels
12644 S. Lakewood Blvd Suite 100
Downey, CA 90242
Dear Mr. Patel,
Marriott International; Inc.
Hotel Development
1301 Dove Street, Suite 500
Newport Beach, CA 92660
Scott McAllister
Vice President
480- 962 -1809
480- 907- 1191Fax
It was a great pleasure speaking with you about your interest in developing a Marriott branded
hotel in Downey, CA. This letter is to express our interest in developing a SpringHill Suites in
the Downey, CA market. As we discussed, Marriott International does not have any hotel
representation in Downey and have been interested in developing a hotel on the site on
Firestone Blvd. Marriott is interested in Kamla Hotels developing a SpringHill Suites in Downey
should Kamla Hotels be successful at acquiring the site through the RFP process.
Based on my knowledge of the Downey market and my meetings with several of the Downey
City Officials, I would suggest developing a SpringHill Suites that would have somewhere
between 115 -135 rooms based on site layout and other factors. As you know, the SpringHill
Suites is doing very well as a brand. With a newly designed lobby experience, fitness facility,
complimentary breakfast all make for great amenities at an all -suite hotel that would benefit
both the business traveler as well as the leisure traveler. While the SpringHill Suites brand does
not have a full service restaurant, it wouldn't be necessary based on the number of restaurants
nearby, but you developing a bar would be another nice amenity for hotel guests.
Please feel free to reach out with any questions or when you are ready to discuss the next
steps.
Kind regards,
Scott McAllister
Area Vice President
Marriott Lodging Development
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First in Speed I Service I Solutions
To: Tn whom h may concern,
RE: Credit Reference or Mr. Devang Patel of Kamla Hotel Group and RFP Springhills Suites Hote
Development in Downey, CA.
Tm whom iit may concern,
Suites Hotel in Downey. This is the type of the property/transaction FCB would be interested inn
providing financing for. Given Mr. Patel's extensive experience in hospitality industry and his
i�utstanding track record with FCB, and provided that all terms and conditions fall within FCB's lenclin?�,
0 Headquarters - 17785 Center Court Drive, Suite 750, Cerritos ' CA 90703 o Tel' (562) 345-9092 - Fax. (562) 926-873
11 Cerritos Branch 12845 Towne Center Drive, Cerritos, CA 90703 - Tel: (844) 392-2842 - Fax. (562) 381-711
0 Alhambra Branch 407 W. Valley Blvd., Unit 1, Alhambra, CA 91803 * Tel: (626) 300-8987 - Fax, (626) 300-850
0 Rowland Heights Branch - 17458 E. Colima Road, Rowland Heights, CA 91748 - Tel: (626) 964-3400 o Fax. (626) 964-875
0 Anaheim Branch - 2401 E. Katella Avenue. Suite 125, Anaheim, CA 92806 , Tel: (714) 634-5119 - Fax' (714) 456-9811
SPRINGHILL SUITESO
GEN 4.5 Proto-Model Design
Al-',.Cll,TEClURE AND CONSTRUCTION
Building Length 298 feet
Building Depth 65 feet
Land 2,18 acres
Parking 128 spaces
Front Elevation
>)ae man
E
King 67%
Queen/Queen 33%
14' -6
min cir
King with Shower
I
14' -6"
min, dr.
Queen/Queen with Shower
14' -6'
min, cir
Queen/Queen with 4'6"Tub
a a �♦
Program (Prototype)
Pl1I#II0olof
1;01 Ai ('I)
(1idl'1t;
Mv11I /,Jd /,
r(!)I /I(SI(.
King Shower
63%
81
369
29,889
King Accessible
3%
4
496
1,984
Queen /Queen Shower
14%
18
436
7,848
Queen/Queen with 4' -6" Tub
11 °!0
14
436
6,104
Queen/Queen with 5' -0' Tub
6 °!0
8
496
3,968
Queen /Queen Accessible
2%
3
496
1,488
Total units
100%
128
Total Guest Rooms
(tiff f'I W010 S l(I 1 O I J( (k(411 ('I I(tN N k I OOk
(11v111 AN I
10,1/d (f,l )
Corridor /Elevator Lobby
5,344
Total Back of House
7,551
7,551
Stairs
Total Square Foot Per Room
2
232
1,856
Elevators
2
131
524
Elevator Machine Room
84
84
Linen
326
326
Vending &Ice (Upper Floors)
-
1
306
306
Guest Laundry
87
87
Total Guest Room SupportlCirculation
10,734
H)H R( [,A( 1
10 AI (T, I)
Lobby /Lounge
2,066
The Market
111
Vending Area
0
Business Library
112
Meeting Room
356
Fitness Room
419
Vestibule (Front & Rear)
132
Cart Storage
40
Circulation
673
Public Toilets
254
Indoor Pool
1,181
- Total Public Space
5,344
®si Spring Hill Suites by Marriott
(K01iOtJ
1;01 Ai ('I)
Registration Desk
229
" Work Area
297
General Manager Office
171
Sales Manager Office
236
Luggage Storage Room '
61
Associate Break Room
- 190
Associate Restroom
47
Housekeeping Laundry
557
Food & Beverage Preparation Room
260
Engineering /Maintenance Room
214'
Mechanical /Electrical Room
822
Janitor's Closet
28
Telephone Equipment/Video Room
213
Pool Equipment /Storage
109
The Market Storage
71
Corridor & Roof Access -
522
Total Back of House
4,027
'Y tx,5 S3 s33;;�.3df�jt }Ty.> tr }rP�l ��.t #SStiry tf�rf�S(5 YT4f i § }.y : �u11� { {{ {11``'1'7 {Y'li Stl% T}li}rr"tt } 4',?ryfi
Total Guest Rooms
51,281
Total Guest Room Support/Circulation
10,734
Total Public Space
5,344
Total Back of House
4,027
Total Gross Building Area
71,386
Total Square Foot Per Room
558
Data based on a 128 -room prototype
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Brand Positiicining: STYLE, SPACE, VALUE
SpringHill Suites by Marriott' is an upper-moderate all-suites hotel brand that delivet
the space, and the stylish, inspiring spaces that enrich our guests' travel at a great valu
• Provide dedicated business center
• Offer optional bar plan
■ Feature one compartment bathroom
■ Allow for optional two compartment bathroom
MarriottO International partnered with the U.S. Green Building Council's (USGBC) and joined
its LEED Volume Program to develop a pre- approved prototype design for each of our
Select Service and Extended Stay brands. Simplifying the LEED certification process enables
owners to take advantage of a cost - effective and streamlined approach to building their hotels-
T Marriott aspires to be the global hospitality leader that demonstrates how
' ' responsible hospitality management can be a positive force for the environment
and create economic opportunities around the world.
Marriott International, Inc - 10400 Fernwood Road, Bethesda, MD 20817 ® MarriottDevelopment,com March 2012
02012 Marriott International, Inc: GDPS 120143
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