SR-104-085 (2)
BALLOT TITLE AND SUMMARY
PREPARED BY THE CITY ATTORNEY
AN INITIATIVE AMENDING THE SANTA MONICA CITY CHARTER
TO ESTABLISH PROCEDURES FOR CONVERTING APARTMENT
BUILDINGS, TRAILER PARKS AND OTHER RENTAL HOUSING TO
TENANT OWNERSHIP WHILE MAINTAINING EXISTING
TENANCIES OF NONPURCHASING TENANTS
This measure would amend the City Charter adding authorization for converting rental
housing to condominiums, stock cooperatives and other forms of common ownership and offering
tenants the opportunity to purchase. The procedures would apply to apartment buildings, trailer
parks, and other residential rentals, including some single family homes.
An owner, tenant group in the process of purchasing the property, or tenant group which
had already purchased could apply to convert. The application would include, among other
things: sales price for each unit;. plans for parking and common area usage; repairs and alterations
to be completed before any sales; and, allocation of costs and expenses. Tenants occupying 2/3 of
the units or spaces would need to co-sign an owner's application. A tenant group's application
would require signatures oftenants occupying half the units or spaces.
Nonpurchasing tenants would receive an irrevocable lease addendum which would
continue their tenancies, maintain local rent controls, and protect against evictions for owner
occupancy but allow other "good cause" evictions under the Rent Control Law. A senior tenant
would have specified rights to name a successor tenant.
The measure would establish application processing time limits and procedures. Resale
controls and conversion fees in excess of specified amounts would be prohibited. Converted
buildings would be governed by building standards in effect at the time of their approval.
Specific provisions would govern and legalize converted "bootleg" units. Any residential
building, converted or not, which was destroyed by natural disaster could be rebuilt in its old form
irrespective of current building standards.
F:\atty\muni\memos\mjm\convert.sum. wpd
WORD COUNT: 298
NOTICE OF INTENT TO CIRCULATE PETITION
Notice is hereby given by the persons whose names appear hereon of their
intention to circulate a petition within the City of Santa Monica for the purpose of
providing lasting housing protection for all Santa Monica residents. A statement of the
reasons of the proposed action as contemplated in the petition is as follows:
The "Santa Monica Residents Protection and Homeownership" Charter Amendment,
known as "SMRPH", is a citizens' initiative to amend the Santa Monica City Charter for the
purpose of providing lasting housing protection to Santa Monica residents. Tenants will have
new opportunities for obtaining affordable home ownership or, if preferred, the added protection
of long-term rent and eviction protections. Owners of single family and multi-family residential
structures will be protected from a loss of housing by being able to rebuild if their housing if
destroyed due to fire, earthquake, or other uncontrollable catastrophic loss.
SMRPH will create more homeownership opportunities in Santa Monica. Currently, in
the United States, two-thirds of Americans own their own homes. In Santa Monica, only one-
third own their homes. Ownership itself is not the issue; it is the housing supply that is the
problem. The net after-tax cost of an apartment to an equivalent condominium unit is
approximately the same. In some cases a condominium costs less on a net after-tax basis. The
problem is that the primary new housing in Santa Monica is luxury condominiums, which are
affordable only to wealthy individuals. By converting some of the existing housing stock of
apartments, with tenant approval, Santa Monica could provide more affordable homeownership
opportunities.
SMRPH provides the needed incentives to help tenant groups purchase their apartment
buildings and convert their apartments into homeownership units. SMRPH allows tenant
purchasing groups to file an application for conversion if supported by one-half of a building's
tenants. It allows apartment owners to apply for conversion if, and only if, two-thirds of the
tenants support the conversion. SMRPH contains consumer protections which require
inspections and disclosures prior to any purchases. SMRPH does not contain a conversion tax.
Furthermore, SMRPH will help protect the character of Santa Monica by preserving the
City's current architectural styles. SMRPH will stabilize the community by helping to preserve
the supply of existing housing units. SMRPH will allow the total replacement of existing
residential units if the units are destroyed by fire or earthquake.
SMRPH will help to reduce household turnover and provide for a more stable
community. SMRPH will lower the rising wave of apartment demolitions, tenant evictions,
escalating rents, and ever-higher condominium and home prices. Tenants will obtain more
control over the cost of their housing and gain protection from evictions, including Ellis Act
evictions. SMRPH will give the people of Santa Monica more options and increased power to
preserve and protect themselves and their homes.
f01706 V:J 'e:>!uow elues f01706 V:J 'e:>!UOW elues
10f# 'l~~.IlS plf - 096 Z# 'l~~.IlS plf - 098
l~Wle~(v sewol{.l lU~:>U!:J ~uHoleJ
/'71P ~~f2iJ II D
f01706 V:J 'e:>!uow elues
8.# 'l~~.IlS Ijl9Z - 6fl 1
s!lUes~a 'J {TIed
~/t]Jrj!
OOOZ '6Z q:>lew :p~lea
'l~ye~l~q q:).loJ l~S S! d!qSl~UMO ~woH pue UO!P~lOld
SlU~P!S~"}l e:>!uow elues P~Il!lU~ lU~wpu~we l~:).Ieq:> p~SOdOld ~ql JO lX~l ~q.L
CHARTER AMENDMENT BY THE PEOPLE
OF THE CITY OF SANTA MONICA
SANTA MONICA RESIDENTS PROTECTION AND
HOMEOWNERSHIP CHARTER AMENDMENT
SECTION 1. Statement of Purpose. The People of the
City of Santa Monica fmd and declare:
(a) This Charter Amendment shall be known as the
Santa Monica Residents Protection and Homeownership
Charter Amendment, "SMRPH."
(b) SMRPH protects existing homes and apartment
buildings, many of which have traditional Santa Monica
architectural styles, by allowing them to be rebuilt after
damage or destruction from fire, earthquake, or other natural
causes, in the same style, density, and size. This ability to
rebuild to the pre-existing size protects the number of
residential units in the City. It also provides for the preserva-
tion of Santa Monica's character by allowing the rebuilding
of properties to original styles of architecture.
(c) Santa Monica is located in a smaIl, fmite area of
approximately eight square miles. The City is. fuly built-out
and has been so for decades. It has one of the highest
percentages of land zoned for multi-family residential use
among Westside/South Bay jurisdictions, with a population
density of approximately 11,200 persons per square mile,
one of the highest densities among coastal communities in
Los Angeles County.
(d) Santa Monica's vacant land parcels are finite and
scarce. As of November 1995, there were only 62 vacant
residential parcels out of approximately 6,132 multi-family
zoned parcels in the entire City. Since then, even this
limited number of vacant parcels has shrunk. This means
that planning flexibility is limited. Virtually any new
residential construction replaces an existing structure or
improvement, often resulting in-the loss-of occupied-apart-
ment units. The vast majority of City residents live in muli-
family dwellings. Most live in the City's approximately
37,000 apartment units.
(e) Many of the City's older structures, which have
been a hallmark of the City's aesthetic make up for decades,
such as courtyard-style aputment complexes, are being tom
down and replaced with large, luxury residential structures.
(t) From 1994 to 1999, there has been a significant
increase in multi-unit construction which is changing the
traditional Santa Monica styles of architecture. The vast
majority of the new units are affordable only to upper incorre
individuals.
(g) The building and rebuilding in the residential
neighborhoods results in traffic protlerns and interferes with
pedestrian enjoyment of City streets.
(h) Santa Monica has inadequate opportunities for
citizens to own their own homes. In the United States,
Page 1 of 9
approximately two-thirds of Americans own their own
homes. According to the 1990 Census, less thanone-third
(28 %) of Santa Monicans own their homes. More than
two-thirds (72 %) of the City's households rent. Most of
new housing construction is affordable only to upper
income individuals.
(i) There is an inadequate supply of housing afford-
able to middle income families and individual home
buyers. As a result, many middle income families and
individuals who desire the stability and fmandal security
of home ownership are forced to relocate out of the City.
(j) According to the Santa Monica Housing Element
Update Technical Appendix, the state's Costa-Hawkins law
will produce increased household turnover in Santa
Monica market rate rental units. The study states that
because the Costa-Hawkins Act's vacancy decontrol
provision are similar to the vacancy decontrol provisions
that have always been part of the City of Los Angeles Rent
Stabilization Ordinance, it is likely that long-term unit
turnover rates in Santa Monica will climb to resemble the
higher turnover rates found in West Los Angeles.
(k) In general, those who own con<bminiurns occupy
their homes longer than those who rent market rate
apartments. By increasing the percentage of homeowners,
the City will decrease household turnover and produce
more community stability.
(1) Given the tax advantages of home ownership, the
monthly cost of home ownership is comparable to the cost
of market rate rental apartments similar in size and
amenities, based upon netafter1aX--cost of -housing. After
five or ten years, the net after tax cost of ownership
decreases as market rents increase. In addition, home
ownership benefits citizens with equity build-up on their
homes whereas renting does not provide equity build-up.
(m) Converted apartments are generally smaller with
fewer amenities than the new, large luxury condominiums
being constructed. As such, these more utilitarian con-
verted units will be usually be more affordable to middle
income citizens than the newly constructed luxury condo-
miniums.
(n) It is ecologically beneficial and environmentally
responsible to preserve and maintain existing functional
housing rather than to demolish such housing and replace
it with fewer, larger, luxury units.
(0) Tenants in apartment buildings are currently
unable to lawfully purchase the units they live in through
any type of tenant co-operative or condominium project.
(p) SMRPH provides tenants the opportunity to purchale
their units at lower prices than new construction luxury
condominium units. SMRPH does this without evicting
existing tenants, demolishing existing buildings, losing
community stability caused by the sudden eviction of many
tenants under the Ellis Act, or inconveniencing neighbor-
hoods through Ellis Act tenant evictions, demolitions, and
new construction.
(q) SMRPH is designed to jrovide tenants the opportu-
nity to enjoy the security and fmancial benefits of home
ownership and, at the same time, to protect the residency of
those tenants who do not purchase their units.
(I') SMRPH is an effective way to preserve and stabilize
our fmite existing housing stock and existing neighborhoods
by allowing the conversion of apartment units to home
ownership units.
(s) SMRPH is an effective way to prevent the eviction
of existing tenants and the demolition of existing rental
housing units.
(t) SMRPH is an effective method to empower tenants
to increase their control over their buildings through home
ownership.
(u) SMRPH is an effective method to preserve and
stabilize the existing character of Santa Monica's multi-
family residential neighborhoods.
(v) SMRPH conversion buildings protect SMRPH
Tenants who choose not to purchase their units with an
Irrevocable 99 Year Lease recorded in the chain of the title
to the property.
(w) SMRPH balances the City's housing policy, by
allowing tenants who wish to purchase their homes the
opportunity to do so while, at the same time, giving tenants
who do not purchase, increased protections over and above
that afforded by the Santa Monica Rent Control Law.
(x) SMRPH provides incentives to encowage tenants to
form Tenant Purchasing Groups in order to purchase and
convert their buildings to homeownership units.
(y) SMRPH protects Homeownership and presfrVes the
character of existing housing by allowing reconstruction of
existing single-family and multi-family ownenhip housing in
the event of afrre,e?J1hquake, or Act ofJllature. _
(z) Families living in single-family homes, condomini-
ums and cooperatives, as well as owners and tenants of
apartment buildings, are often faced with fmancial hardship
when their homes or buildings are destroyed by fire, earth-
quakes, or Acts of Nature due to the density, set back, and
other restrictions which prohibit the rebuilding of the same
number and size of units and the high cost required to
comply planning and zoning and other regulations enacted
after the family's home or building was constructed.
SMRPH allows single-family homes, condominiums, and
other multi-family ownership housing and apartment build-
ings to be reconstructed as the structure(s) existed before the
destruction. _
(aa) SMRPH also protects home ownership by preven~
involuntary resale controls which may make it difficult or
impossible to obtain mortgages and may discourage individu
als from owning their homes.
(bb) This Charter is necessary for the public health,
Page 2 of 9
safety, and welfare of the City of Santa ~onica.
SECTION 2. Definitions. For purposes of this Char-
tel', the following words and phrases shall have the folbw-
ing meaning: .
(a) Applicant. The Owner, and/or a Tenant Pur-
chasing Group, of a Qualifying Property, who
f1les a SMRPH Application.
(b) Application. An application for a SMRPH
conversion f1led pursuant to this Charter.
(c) Cosigning Tenant. Any natural person consent-
ing to a SMRPH conversion by his or her signa-
ture on a SMRPH Application who has been a
tenant at a Qualifying Property living in one or
more units for a combined period of at least three
(3) consecutive months immediately prior to the
date he or she signs a SMRPH Application. An
Owner of a Qualifying Property may be part of a
Tenant Purchasing Group and/or, if the Owner is
an individual, a Cosigning Tenant.
(d) Disabled Person. Any person who is receiving
benefits from a Federal, State, or local govern-
ment, or from any entity on account of a perma-
nent disability that prevents the person from
engaging in regular, full-time employment.
(e) Ellis Act. Government Code Section 7060, et
seq.
(f) Owner. A person or entity holding title to a
Qualifying Property. Owner includes a Tenant
Purchasing Group if it has acquired title to a
property .
(g) Price Index. The Consumer Price Index for All
Urban Consumers (CPI-U) in Los Angeles-
Anaheim-Riverside, California, as published by
the United States Bureau of Labor Statistics or, in
the event such index is discontinued, any compa-
rable index approved by the City Council.
(h) Qualifying Property. Any property used for
residential rental purposes in the City, except for
single-family residential property zoned R-I, as of
Au.gust 1, 1999, for whicb no eviction has oc-
curred pursuant to Government Code Sections
7060 et seq. (the Ellis Act) within a five (5) year
period prior to the f1ling of a SMRPH Applica-
tion, and for which no eviction has occurred
pursuant to Section 1806(h) of the Santa Monica
City Charter (relating to eviction for purposes of
owner occupancy or occupancy by a relative of
the Owner) within a two (2) year period prior to
the f1ling of a SMRPH Application. A mobile
home park is eligible to be a Qualifying Prcperty.
(i) Senior Citizen. Any person sixty-two (62) years
of age or older.
(j) SMRPH." Santa Monica Residents Protection
and Homeownership" Charter Amendment.
(k) SMRPH Conversion. Any conversion from
residential rental property to any form of commm
interest ownership developrrent recognized under
California law, as implemented pursuant to this
.
Charter Amendment.
(1) SMRPH Tenant. Any tenant, including both
Cosigning and non-Cosigning Tenants, legally
residing at a Qualifying Property on the date a
SMRPH Application for said property is accepted
for filing pursuant to Section 4(a).
(m) Tenant. "Tenant" as defmed in Section l801(i) of
Article 18 of the Santa Monica City Charter, shall
mean any tenant, subtenant, lessee, sublessee or ~
other person entitled to the we or occupancy of any
rental unit at the time a SMRPH application is ftloo.
(n) Tenant Ownership. Ownership by Tenants- or
former Tenants of units in the form of eitha- condo-
miniums, community apartments, stock coopera-
tives, cooperative associations, limited equity stock
cooperatives or any other means authorized under
State Law.
(0) Tenant Purchasing Group. A California General
Partnership, a California Limited Partnership, a
California Limited Liability Partnership ("LLP"), a
California Limited Liability Company ("LLC"), a
California Corporation, or any other entity capable
of holding title toa Qualifying Property, in which cl
least 5 I % of the voting power of the entity is held
by Tenants residing in the Qualifying Property.
(p) Tenant Purchasing Group Purchase Agreement.
A written agreement for the purchase of a Qualify-
ing Property, between the Owner and a Tenant
Purchasing Group. The terms of the Tenant Pur-
chasing Group Purchase Agreement shall: (1)
contain the agreed upon terms of the purchase; (2)
. give the Tenant Purchasing Group the right to ftle
and process a SMRPH Application and any related
tentative tract map or parcel map application; and
(3) be contingent upon approval of the SMRPH
Application and any related map application by the
Planning Commission, or City Council on appeal.
A SMRPH Application and any related map applica-
tion shall be solely owned by the TenaIt Purchasing
Group.
(q) TenantSal~_ Prices. The rnaxUnUID salepJice to
each unit for each SMRPH Tenant as set forth in a
SMRPH Application.
SECTION 3. Application for SMRPH. An Application
for a SMRPH Conversion shall be deemed complete by the
City if it meets the following requirements:
(a) IdentifIes the Qualifying Property which is the
subject of the Application, its Owner and, if applicable, the
Tenant Purchasing Group, and contains a declaration signed
by the Applicant that such property is a Qualifyilg Property.
A Tenant Purchasing Group shall have the right to ftle and
process a SMR,PH Application in its own name, prior to
taking title to the property, under a Tenant Purchasing Groq>
Purchase Agreement.
(b) Identifies whether the Applicant is the existing
Owner, a Tenant Purchasing Group operating under a
Purchase Agreement, or a Tenant Purchasing Group which
obtained ownership prior to ftling of the Application.
Page 3 of 9
.
(c) If the Application is being processed as a Tenant
Purchasing Group Application, the Application shall
include a declaration under penaly of perjury executed by
the authorized representative(s) of the Group, stating the
names and interests of the purchasing parties and stating
that the Qualifying Property f; currently in escrow subject
to a condition that the SMRPH Application is approved by
the Planning Commission, or the City Council on appeal.
This provision shall not be required if title to the Qualify-
ing Property is vested in the Tenant Purchasing Group at
the time of Application.
(d) Sets forth the following sales information:
(1) The maximum sales price for each unit to
each SMRPH Tenant (the "Tenant Sale Prices").
(2) If seller financing will be offered, the mini-
mum down payment for each unit, the minimum amourt
to be fmanced, the maximum rate of interest and the
minimum term of the loan to be offered by the seller.
(e) Sets forth the following common area, mainte-
nance and budget information:
(1) A Parking Plan for the assignment and use of
all parking spaces. A Parking Plan shall specify the
minimum number of parking spaces to be provided on
sale with each unit. Specific JllTking space assignments
are not required in the SMRPH Application.
(2) A plan for the use of all common area facili-
ties.
(3) Occupancy and management plans and
policies.
(4) A list of repairs and alterations, if any, whim
will be performed in each unit and in common areas
before the close of the frrst escrow for an individual unit
sale.
(5) A plan for allocating costs and expenses for
the Qualifying Property following completion of the
conversion.
(6) A prepared rronthly operating budget for the
Qualifying Property in the form and substance of a
budget prepared for the California Department of Real
Estate ("ORE") pursuant to the Public Report ("White
Slip") _ requirements for subdivided residential proper-
ties. The budget shall estimate the monthly maintenanre
assessment for each unit as required by the Department
of Real Estate. The budget submitted to the Departrntnt
of Real Estate later in the subdivision process, if re-
quired, shall be reasonably consistent with the initial
budget filed with the SMRPH Application.
(7) The procedures for the allocation and use of
common area reserve funds.
(t) Contains a declaration with the following informa-
tion:
(I) That there has been a building inspection
report covering the accessible portions of the entire
Qualifying Property, including but not limited to, the
roof, walls, floors, heating, air conditioning, plumbing,
electrical systems and recreational facilities, prepared by
a building inspection service, a licensed contractor, or
comparable agency within the preceding six (6) months.
The inspection shall include an inspection for lead paint
and for asbestos.
(2) That, for each Tenant occupied unit, a copy of
the complete building inspection report has been delivered
to the unit or a Tenant occupying the unit.
(3) That, for each Tenant occupied unit, a written
statement setting forth any substantial defects or malfunc-
tions identified in the building inspection report regarding
the unit and the common areas has been delivered to the
unit or a Tenant occupying the unit.
(g) Sets forth the form or type of property ownership
(condominiums, cooperative, etc.) for which the Application
is submitted.
(h) Identifies the Cosigning Tenants and the units
occupied by such Tenants and lists all other Tenants known
to the Applicant in the Qualifying Property and the units thty
occupy.
(i) Contains a notice that substantially states the
following:
"This is an Application for a Santa Monica Renters Protec-
tion and Homeownersh1> ("SMRPH ") Conversion. Before
you sign any documents, you should undestand the SMRPH
program. A copy of the law and information about the
SMRPH program is available without cost from the City of
Santa Monica. This information may be obtained by contac~
ing City Hall."
The City may provide for inclusion on the notice a phone
number and address of City staff where more information
may be obtained. The notice shall be printed on aseparae
sheet in at least 18 point type.
(j) That the Application:
(1) If ftled by an Owner, is signed by Cosigning
Tenants occupying not less than two-thirds (2/3) of all the
residential units in the Qualifying Property on the date the
Application is subinitted for ftling. If there is more than
one Tenant in a unit, the signature of only one Tenant shall
be required for that unit or mobile home. In the case of a
mobile home park, that the Application is signed by
Cosigning Tenants occupying not less than two-thirds (2/3)
of all the occupied spaces (pads) in the mobile home park,
and that the total number of occupied pads constitutes no
less than two-thirds of the park's total pads.
(2).. IftilcXtby a Tenant Purcitasmg Group, is signtd
by Cosigning Tenants occupying not less than one-half (V2)
of all the occupied residential units in the Qualifying
Property on the date the Application is submitted for
ftling. If there is more than one Tenant in a unit, the
signature of only one Tenant shall be required Dr that unit
or mobile home. In the case of a mobile home park, that
the Application is sigred by Cosigning Tenants occupying
not less than one-half (V2) of all the occupied spaces (pad~
in the park, and that the total number of occupied pads
constitutes no less than one-half of the park's total pads.
(k) Contains a declaration that the signature of each
Cosigning Tenant was obtained only after the delivery, in
writing, to such Tenant of the information required in
Subsections (a) - (i) inclusive of this Section.
(1) Contains a declaration that all lawful notices of the
Application required to date have been given.
(m) Contains a declaration that in obtaining the signa-
Page 4 of 9
tures of Cosigning Tenants, the Applicant neither offered
nor agreed to pay money or other consideration to any
SMRPH Tenants in exchange for a release of rights that
the Tenant has to purchase his/her unit in the Qualifying
Property. This section is intended to be an "anti-specula-
tion" provision to prevent Tenants and the Owner from
agreeing to a "guaranteed option" payment in return for
Tenants voting for the project.
(n) Contains a declaration that in obtaining the
signatures of Cosigning Tenants, neither the Applicant nor
the Applicant's agent or representative coerced a Tenant b
sign by threatening that the Owner, or any successor
thereof, would cease operating the property as residential
rental property pursuant to Government Code Sections
7060 et seq. ("the Ellis Act") if the proposed conversion c:i
the Qualifying Property pursuant to this Charter Amend-
ment did not occur. Notwithstanding this provision, if an
owner has in fact been solicited by a prospective buyer
who indicated that he/she was considering using the Ellis
Act to evict the Tenants, the owner may disclose that fact
to the Tenants.
(0) Contains a copy of a written Irrevocable Lease
Addendum executed by the Owner and the Tenant Pur-
chasing Group, if there is one, in a form suitable for
recordation in the Los Angeles County Recorder's Office.
This Irrevocable Lease Addendum shall be an addition to
the lease terms of eachSMRPH Tenant. The Addendum
shall be in substantially the following format, and shall
include only such additional provisions as may be required
to record the document on title:
IRREVOCABLE 99 YEAR LEASE
This IRREVOCABLE 99 YEAR LEASE
affects improved real property located in the City of
Santa Monica, with a street address of
("Property").
owned by ("Owner".) To the
extent that any prior written or oral agreement is
inconsistent with this Irrevocable 99 Year Lease,
then this Irrevocable 99 Year Lease supersedes and
replaces those specific provisions which are incon-
sistent with this Irrevocable 99 Year Lease. The
legal description of this property is
The following persons are "SMRPH Tenants," as
defined in Section 2 of the Santa Monica City Char-
ter Amendment, the Santa Monica Residents Protec-
tion and Homeownership Charter Amendment,
("SMRPH "), and shall have the rights and privileges
set forth for such persons in SMRPH , including, but
not limited to, those rights and privileges specified in
this Irrevocable Lease Addendum:
[The names shall be listed as set forth in the follow-
ing format.]
"Common Unit "Tenant Names" "Senior" "Disabled"
Designation"
1503 xxxx S1. #A xxxx
1503 xxxx 81. #6 xxxx
Yes/No Yes/No
Yes/No Yes/No
For valuable consideration, receipt of which is ac-
knowledged by the Owner, in the form of SMRPH
Tenant signatures on the SMRPH Application in
sufficient quantity to qualify the Property for a SMRPH
Conversion, the Owner hereby IRREVOCA-
BL Y grants, conveys, and transfers to all
SMRPH Tenants listed above, this Irrevocable
Lease Addendum. This grant, conveyance, and
transfer is made by Owner, on behalf of Owner, and
Owner's successors-in- interest, including, but not
limited to, any Tenant Purchasing Group which ac-
quires title from the Owner. This Irrevocable Lease
Addendum contains the rental protections and benefits
which the Owner has agreed to grant all SMRPH
Tenants as consideration for the approval of the
SMRPH Application. Owner agrees that all SMRPH
Tenants will be given the protections in the Irrevocable
Lease Addendum whether or not they have signed the
SMRPH application. This Irrevocable Lease Adden-
dum shall be recorded on the title to each and every
unit occupied by a SMRPH Tenant, and shall run with
the land for as long as the SMRPH tenant occupies
his/her unit, or if the SMRPH tenant elects to cancel.
A. No SMRPH Tenant shall be charged more than
the Maximum Allowable Rent plus authorized
surcharges as determined by the Santa Monica
Rent Control Board for the SMRPH Tenant's
unit, from year to year,
B. No SMRPH Tenant shall be given a rent in-
crease under "Costa-Hawkins," Civil Code
Section 1954.50 et seq., or any other law which
seeks to decontrol the rent level of any residen-
tial unit. The Owner voluntarily contractually
waives the right to raise rent under "Costa-
Hawkins" and any other existing law or future
law, despite the facHl"latthe-unit is "separately
alienable" through the SMRPH conversion
process or otherwise.
C. No S.MRPH Tenant shall be evicted under the
"Ellis Act," Government Code Sections 7060 et
seq. (the Ellis Act).
D. No SMRPH Tenant shall be evicted for "owner-
occupancy" pursuant to Section 1806(h) of the
Santa Monica City Charter (relating to eviction
for purposes of owner occupancy or occupancy
by a relative of the Owner).
E Should the Rent Control Board cease to set the
Maximum Allowable Rent provisions, then the
maximum rent for each unit occupied by a
SMRPH Tenant shall be the last established
Page 5 of 9
Rent Board controlled rent, adjusted annually
on September 1 st to allow an increase of no
more than the increase in the Price Index. The
cost of making improvements set forth in the
SMRPH application shall NOT be passe<:l on
to the SMRPH Tenants by any means, includ-
ing but not limited to, an application tc> the
Rent Control Board for a rent increase.
F. Each SMRPH Tenant shall have the non-
assignable right to continue to personally
reside in the his or her unit as long as the
SMRPH Tenant chooses to do so, subject only
to just cause eviction as defined in Article 18
of the Santa Monica City Charter provided that
the eviction is not for Owner or relative occu-
pancy under Article XVIII (Rent Control Char-
ter Amendment), Section 1806h, of this Char-
ter, or the removal or demolition of the unit.
G. Each SMRPH Tenant shall have the right,
without liability of any kind, to immediately
terminate this Irrevocable Lease Addendum
upon written notice to the Owner, whether or
not the SMRPH Tenant vacates his or her unit.
H. Each Senior Citizen SMRPH Tenant may
designate in writing the name of one person
who is entitled to continue living in the rental
unit under the same terms as the Senior
Citizen SMRPH Tenant if the Senior Citizen
pre-deceases him or her and if the person
designated is residing in the unit at the time of
the death of the Senior Citizen. The person
designated by the Senior Citizen SMRPH
Tenant must be an occupant of the unit, at
least fifty-five (55) years of age on the date of
the filing of the SMRPH Application, and must
have resided in the unit for a continuous
period of three months prior to the filing of the
SMRPHu.t\pplication. The n~me of the person
so designated shall be listed above as a
SMRPH Tenant. If such person is also a
Senior Citizen or disabled, it shall be indicated
above in the list of SMRPH Tenants.
The Owner hereby relinquishes any claim
Owner may have against any tenant listed in
the SMRPH application based upon an unau-
th~rized sublet or assignment which may have
eXisted up to the date the SMRPH application
is filed with the City. The tenants listed in the
SMRPH application each agree that he/she-
/they shall not assign or sublet his/her/their
interest(s) in the unit and that any other as-
signment or sublet will terminate this Irrevoca-
ble 99 Year Lease.
J. The rights and privileges of SMRPH Tenants,
SMRPH Senior Citizens and SMRPH Disabled
Persons listed in this Charter Amendment may
only be terminated consistent with SMRPH
provisions. Such rights shall be deemed termi-
nated and removed from record title when a
declaration in the form set forth below is exe-
cuted under penalty of perjury by the record
Owner of the property and is recorded in the Los
Angeles County Recorder's Office which states:
(a) it pertains to this Irrevocable Lease Adden-
dum; (b) the name(s) of the SMRPH Tenants
being removed from record title; (c) the unit
number(s) being occupied by the SMRPH Ten-
ants; (d) the date the SMRPH Tenants' interest
was (were) terminated; (e) the reason the inter-
est was (were) terminated, and; (f) a declaration
that the Owner has been advised that the unlaw-
ful removal of a SMRPH Tenant's interest may
result in criminal penalties under this Charter
Amendment as well as other criminal penalties
and civil liability, including attorney's fees and
costs. An acceptable form for the declaration of
removal of a SMRPH Tenant's interests is set
forth below:
When Recorded Return to:
Declaration of Removal of
SMRPH Tenant's Interests
from
Irrevocable 99 Year Lease
The undersigned is the record Owner of a unit in
that condominium project in the City of Santa Monica,
County of Los Angeles, State of Califomia, with a
street address and unit number of
more particularly described as follows:
(legal description)
Owner wishes to remove a Tenant interest as
set forth in the Irrevocable Lease Addendum re-
corded in the Los Angeles County Recorders Office
on as Instrument No.
The following Tenant Interest is hereby removed
from said Irrevocable Lease Addendum:
"Tenant Name"
(e.g., Mildred Smith)
"Unit No."
(e.g. 104)
"Date of Termination" "Reason for Termination"
(e.g. July 7, 2001) (e.g. death, moved to
Arizona, etc.)
The undersigned acknowledges being advised
that the unlawful removal of a SMRPH Tenant's
interest from the Irrevocable Lease Addendum may
result in criminal penalties under this Charter Amend-
ment as well as other criminal penalties and civil
liability.
declare under penalty of pe~ury under the laws
Page 6 of 9
of the State of California that the foregoing is true
and correct.
Date
Owner
(INSTRUMENT MUST BE ACKNOWLEDGED
BEFORE A NOTARY PUBLIC) ,
K. The 99 Year Lease shall automatically be in
full force and effect upon the recordation with
the County of Los Angeles of the project's
Condominium Plan for the final subdivision
tract map or parcel map. Recordation of such
Condominium Plan is a condition precedent to
the applicability and effectiveness of the 99
Year Lease. This Irrevocable Lease Adden-
dum shall be deemed to be an Addendum to
each and every SMRPH Tenant's lease,
whether the SMRPH Tenant's lease is oral or
in writing, whether the SMRPH Tenant's lease
is for a specified term or a month-to-month
lease; and whether or not the SMRPH Tenant
consented to the conversion.
L. All the SMRPH Tenants have relied upon the
representation made to them that this Irrevo-
cable Lease Addendum shall be a valid bind-
ing agreement insuring the benefits set forth in
this Irrevocable Lease Addendum. The Owner
for himself/herself and for all subsequent
owners, represents and contracts with the
SMRPH Tenants that but for the Owner's
representations of the binding force of this 99
Year Lease, the SMRPH Application would not
have received the necessary SMRPH Tenant
signatures. The Owner represents and
agrees for himself and for all subsequent
owners that some SMRPH Tenants may not
have signed the SMRPH Application if they
thought that the non-signing SMRPH Tenants
would not be protected to the same extent as
the SMRPH Tenants who did sign the SMRPH
Application.
M. This Irrevocable 99 Year Lease shall become
an addendum to any existing written or oral
lease, and shall be read in conjunction with
any existing lease or rental agreement. In the
event of any conflict between the terms of this
Irrevocable 99 Year Lease wherein the exist-
ing lease or rental agreement provide lesser
protections to the tenants, the terms of this
Irrevocable 99 Year Lease shall prevail."
***End of Irrevocable 99 Year Lease * ,
SECTION 4. Processing of SMRPH Applica-
tion. The following procedures shall be followed in the
processing of a SMRPH Application:
(a). A SMRPH Application shall be accepted for fIling
by the City when it meets the requirements of Section 3 of
this Charter Amendment. Within 30 days of the fIling of a
SMRPH Application, the City shall either accept the Appli-
cation for fIling or advise the Applicant in writing of all
reasons that it is not accepted for fIling. The Applicant shall
then have the opportunity to respond and/or supplement or
amend the Application.
(b). A SMRPH Application shall be filed by the Owner
or Tenant Purchasing Group prior to or simultaneously with
the filing of any application for a tentative subdivision map
or tentative parcel map under the Subdivision Map Act of tre
State of California.
(c). Within five (5) business days of the date a SMRPH
Application is accepted for filing, the City shall send notice
to every unit in the Qualifying Property stating that a
SMRPH Application has been fIled and that comments or
objections thereto may be fIled with the City .
(d). Upon the fIling of the SMRPH Application and of
any required tentative subdivision map or tentative parcel
map or, if no such map is required, at the end of forty (40)
days from the fIling of the SMRPH Application, the SMRPH
Application and any required tentative map shall be
scheduled for hearing and processed in accordance with the
procedures for the processing of subdivision maps. The Ciy
and the Applicant may agree to extend the time periods
required for processing for a period not to exceed sixty (60)
days.
(e). Any SMRPH Application shall be deemed approved
subject to the conditions set forth in this Charter Amend-
ment if it is not approved or denied within the time periods
required by this Section.
SECTION 5. Approval or Denial of SMRPH Appli-
cation. A SMRPH Application shall be approved or denied
within the time periods set forth in Section 4 of this Charter
Amendment and in accordance with the fdlowing standards:
(a) A SMRPH Application, along with any required
tentative subdivision map or tentative parcel map, shall be
denied if the SMRPH Application fails to meet any of the
require~ents of this Charter Amendment, was the result of
fraud, misrepresentation, threat or similar coercion, or fails
to meet any mandatory requirement of the Subdivision Map
Act of the State of California.
(b) A SMRPH Application, along with any required
tentative subdivision map or tentative parcel map, shall be
approved if it meets the requirements of this Charter Amend-
ment and shall be subject to the following conditions and no
others:
(I) After approval by the Planning Comnission, or
City Council on appeal, the Owrer shall fIle with the City
a written consent to each condition imposed in connection
with the approval of the SMRPH Application. The written
consent shall be fIled and prior to the approval of any
required fmal subdivision map or fmal parcel map, or if ID
such map is required, within six (6) months from the date
of approval of the SMRPH Application. Such written
consent shall constitute an agreement with the City of
Santa Monica and each SMRPH Tenant binding upon the
Page 7 of 9
-
Owner and any successors in interest, to comply with
each and every condition imposed in connection with
approval of a SMRPH Application. The City and any
SMRPH Tenant shall have the right to specific enforce-
ment of this written agreement with the City in addition
to any other remedies provided by law.
(2) Recordation of the Irrevocable 99 Year Lease.
(3) The Owner shall offer and continue to offer
the exclusive right to purchase each rental unit in the
Qualifying Property to the SMRPH Tenants thereof
upon the terms set forth in the Application, without
change, for a period of not less than one (1) year from
the date of Final Subdivision Report, "White Slip,"
approval by the California Department of Real Estate or
the date the first unit in the Qualifying Property is
offered for sale, if no approval by the California Depart-
ment of Real Estate is required. Upon the written
acceptance of the offer by the SMRPH Tenant at any
time within the one year period, escrow shall open
within thirty (30) days from the written acceptance by
the SMRPH Tenant. Unless otherwise agreed by the
parties, the period of the escrow shall not exceed sixty
(60) days. It is the intent of this section that the one
year option is IN ADDITION TO the year or more
typically required to complete a SMRPH Application
and receive the fmal Department of Real Estate's
"White Slip" approval needed to sell the units. The
one-year option begins AFTER the White Slip.
(4) No SMRPH Tenant shall at any time be
evicted for the purpose of occupancy by the Owner,
occupancy by any relative of the Owner, or for removal
or demolition of the unit. In the event the Owner
transfers title to a unit occupied by a SMRPH Tenant,
the transfer shall be expressly made subject to all rights
and benefits of the SMRPH Tenant, including but not
limited to, the right continue to occupy the unit and the
right to purchase the unit as provided for in SMRPH .
(5) Each SMRPH Tenant shall have the full
protections of Article XVIII of this Charter, the Santa
Monica Rent Control Charter Amendment, before,
during ~~_after lUly sMgPIIConversion. ..
(6) The Qualifying Property may be required to
comply only with the applicable laws, including the
building, safety, and zoning codes, which were in effect
as of the date the Qualifying Property was approved by
the City for construction. No new or additional requre-
ments including, but not limited to, parking, room size,
or interior or exterior improvements of any kind, may
be imposed as a condition, either directly or indirectly,
on the SMRPH Conversion. Notwithstanding the abov~
the City may impose reasonable health or safety require-
ments consistent with this Charter Amendment upon
such Qualifying Property provided that such require-
ments uniformly apply to all similar multi-unit residen-
tial structures in the City of Santa Monica, regardless of
the form of ownership of the property.
(7) Notwithstanding the paragraph immediately
above, a bootleg unit (a unit which was crea~d after the
original building permit was issued and was created
.
without proper planning approvals and/or building permits
but which is registered as a rental unit with the Santa
Monica Rent Control Board) shall be handled in one of
two ways -- (a) A bootleg unit may become a separable,
converted unit, subject to inspection, modification if
required by the City, and approval by the City for buildiIg
and safety compliance for a habitable unit; or (b) A
bootleg unit may be combined with any other unit with
which it is contiguous, subject to inspection, modification
if required by the City, and apJToval of the combined unit
by the City for building and safety compliance for a
habitable unit. The Applicant may designate which of the
above alternatives is to be utilized. In all cases, no
SMRPH Tenant in a bootleg unit may be evict:d upon any
grounds except for a just cause eviction as defmed in
Article 18 of the Santa Monica City Charter, provided tlBt
the eviction is not for the purpose of Owner or Owner's
relative occupancy, or for the demolition or removal of the
unit. No additional parking may be required by the City
pursuant to application of this paragraph.
(8) Prior to the approval of any required fmal
subdivision map or fmal parcel map for a SMRPH. Appli-
cation, or if no such map is required, prior to the fIling of
the written consent required by Subdivision (b)(l) of this
Section, each SMRPH Tenant shall be informed in writing.
on a form approved by the City, of lis or her rights under
this Charter Amendment.
(9) No Owner shall close the first escrow for sale
of a unit without completing the repairs and alterations
agreed to pursuant to Section 3( e)( 4) of this Charter
Amendment. The time to complete the repairs and alter-
ations may be extended for a period not to exceed ninety
(90) days if the Tenant purchasing the first unit agrees to
the extension and the Owner provides a bond approved by
the California Department of Real Estate in an amount
sufficient to cover the cost of the work yet to be com-
pleted. The Building Officer of the City of Santa Monica
may authorize a further extension of time to complete the
repairs and alterations upon fmding that the Owner has
diligently sought to make the repairs during the initial
extension period and that additional time is reasonably
required to complete the work.. -- . . ..- .
(10) Prior to the filing and approval of a SMRPH
Application by the Planning Commission, or City Council
on appeal, no SMRPH Tenant shall offer or agree to re-
lease all rights that he or she has to purchase a rental unit
in the Qualifying Property in return for receiving money
or other fmancial consideration from the Owner.
(ll) The requirements of this Section shall be set
forth in the Declaration of Covenants, Conditions, and Ie-
strictions, or equivalent document, and shall specifically
name the SMRPH Tenants in each unit entitled to the
benefits and protections of this Charter Amendment and
shall specifically reference the Irrevocable 99 Year Lease
and Consent to Conditions. The City shall review and
approve for compliance with this Charter Amendment the
Covenants, Conditions, and Restrictions, or equivalent
documents, prior to the approval of any required fmal
subdivision map or final parcel map, or if no such map or
Page 8 of 9
fmal parcel map, or if no such Imp is required, prior to
the fIling of the written co~nt required by Subdivision
(b)(l) of this Section.
(12) The Declaration of Covenants, Conditions,
and Restrictions, or equivalent document, shall contain
a non-discrimination clause in substantially the following
form: "No unit owner shall execute or me for record
any instrument which imposes a restriction upon the
sale, leasing or occupancy of his or her unit m the basis
of sex, race, color, religion, ancestry, national origin,
age, pregnancy, marital status, family composition,
disability, Acquired Immune Deficiency Syndrome
(A.I.D.S.), sexual orientation, or the potential or actual
occupancy of minor children.
SECTION 6. Prohibition Against Resale Controls.
The City shall not impose either directly or indirectly any
restrictions on the price, terms or conditions of sile of any
single-family home, SMRPH, or non-SMRPH condomin-
ium unit, or cooperative. Nothing in this Section shall
restrict the City, any other governmental agency, or any
other person or entity from making my voluntary loans or
providing, guaranteeing, or assisting other forms of
voluntary financial assistance to purchasers of SMRPH
units with any terms agreeable to all principal parties.
SECTION 7. Prohibition Against Other Tax and Fee
Requirements. No tax or fee other than those expressly
set forth in this Charter Amendment may be imposed,
either directly or indirectly, by the City on a SMRPH
Conversion except the imposition of actual processing,
engineering, and map costs not to exceed five hundred
dollars ($500.00) per unit for the first five units plus fifty
dollars ($50.00) for the sixth and each additional unit.
These fees may be adjusted annually, on or after the
anniversary date of this Chan=r Amendment, by the Price
Index. For Applications fIled by Tenant Purchasing
Groups, the above costs shall not exceed two hundnd fifty
dollars ($250.00) per unit for the first five units plus
twenty-five dollars ($25.00) for the sixth unit and each
additional unit. These. fees may be agjusted annually by
the Price Index.
SECTION 8. Applicability of Other Laws. No
Applicant of a Qualifying Property shall be required to
obtain permission under 1803(t) of the Santa MODica City
Charter, nor shall l803(t) be applicable in any way to the
processing of a SMRPH Conversion Application. Any
other previously enacted provisions of the City Chatel', or
any provisions of any ordirunce of the City, or any provi-
sions of the Municipal Code, or any appendix thereto
inconsistent with the provisions of this Charter Amend-
ment, to the extent of such inconsistency and no further,
shall not apply to the extent necessary to effect the provi-
sions of this Charter Amendment. Any general or specfic
plan of the City inconsistent with this Charter Amendment
shall be amended to the extent necessary to be consistent
with this Charter Amendment, and until such amendment,
shall be deemed consistent with this Charter Amendment.
.
SECTION 9. Ownership Ratio. If the City Council
finds, based upon competent factual data obtained from
municipal, State, Federal or other independent sources of
data that the ratio of non-owner occupied residential units-to
owner occupied residential units within the City of Santa
Monica has fallen below the average of such ratio for the
State of California, the City Council may, at its discretion,
place a referendum on the ballot to determine if the v<lers of
the City of Santa Monica wish to continue the SMRPH.
SECTION 10. Information and Compliance. The City
Council shall cause to be prepared and supervise a program
to disseminate information about this ChuteI' Amendment to
Tenants, apartment owners ani other parties informing each
Tenant, apartment owner and other parties of their rights ani
obligations under this Charter Amendment. The City Counci
shall issue an annual report to include data on compliance
with this Charter Amendment. Each report shall incline data
on the number of Applications and the status of each project.
SECTION II. Criminal Penalties. Any material violation
of this Charter Amendment shall constitute a misdemeanor.
SECTION 12. Civil Remedies. The City Attorney shall
supervise and promote educational and legal information con--
cerning civil remedies and civil causes of action which may
be available to persons who feel that their rights have been
violated. The City Attorney shall refer persons seeking a
civil remedy to any rererral agency or referral panel operat-
ing in accordance with the requirements of the Los Angeles
County Bar, the State Bar of California or similar authority.
Any aggrieved party may bring an action in a court of
competent jurisdiction in order to obtain relief for any
violation of this Charter Amendment.
SECTION 13. Partial Invalidity.
(a). Except as provided in Subdivision (b) of this
Section, if any provision of this Charter Amendment or .
application thereto to any person or cirWIDStance is declared
or found invalid by a court of competent jurisdiction, this
invalidity sh~l.notaff.e<;t other provision~ or~pplications of
this Charter Amendment which can be given effect without
the invalid provision or application, and to this end the
provisions of this Charter Amendment are declared to be
severable. This Charter Amendment shall be liberally
construed to achieve the purposes of this Charter Amendmett
and to preserve its validity.
(b). In the event that this Charter Amendment is declared
invalid in its entirety, any Applicant who has filed a SMRPH
Application meeting the requirements of this Charter Amend-
ment at the time of the filing of the Application shall have a
right to proceed with the conversion in accordance with the
terms of this Charter Amendment as though each and every
provision hereof was severable.
SECTION 14. Right to Rebuild Single Family &
Multiple Residential Buildings.
(a) If a structure or structures containing any existing
single family residence, residential condominiums or cooptr-
Page 9 of 9
.
atives, apartments or other multi-family residences is (are)
substantially or totally destroyed by fire, or by earthquake
or other Acts of Nature, the owner(s) shall have the right
to rebuild the structure(s) in the same architectural style
within the previous building envelope and with up to the
same number of units as had legally existed immediately
prior to destruction, regardless of any limitations set by
any City laws regulating development, including without
limitation, planning and zoning regulations, which exist
at, or subsequent to, the time of said destruction, except
for applicable building and safety codes in effect as of the
date the building is to be rebuilt. The City shall take no
action to interfere with this right to rebuild.
(b). If an Owner wishes to. substantially modify the
architectural style of the structure(s) from that which
existed prior to the destruction, but in other respects utiliE
the benefits of paragraph (a) above, said modified style
shall be allowed subject to approval by the City's Architec-
tural Review Board pursuant to Chapter 9.32 "Architec-
tural Review" of the Santa Monica Municipal Code.
(c) If this Section 14 is held to be invalid, it shall be
deemed severable from the other terms of this Charter
Amendment.
SECTION 15. Amendment to the City Charter.
(a) The Santa Monica City Charter, Section 2018,
which reads as follows: "2018. Prohibition ofnon-TORO\.
conversion. (a) No multifamily residential conversion,
whether by condominium, stock cooperative, community
apartment, cooperative apartment, or other means, shall be
approved unless it is approved in accordance with this
Article. (b) The General Plan of the City shall at times
contain a provision that the Tenant Ownership Rights
Charter Amendment shall be the only procedure by which
a multifamily conversion may be approved" is hereby
repealed.
(b) A new Section 2018 for the Santa Monica City
Charter, is hereby adopted: "2018. Prohibition of non-
SMRPH conversion. No multifamily residential conver-
sion, whether by condominium, stock cooperative, com-
munity apartment, cooperative apartment, (J' other means,
shall be approved unless it is approve<t in accordarlcewith
the Santa Monica Residents Protection and
Homeownership Charter Amendment. "
SECTION 16. Amendment to this Charter Amend-
ment. This SMRPH Charter Amendment was enacted by
the People of the City of Santa Monica. It shall not be
modified or amended by the City Council.
SMRPH V25 3_29_2000 8MH Edit wpd
OOln-\A9H'l:!
}jJa18 AlUn08/JapJO~atJ-JBJIS!5e~
>lJV~~08~VIJ '8 ANN08
-f7~
'AleJe~U!S
'UO!mSd S!4110 UO!l~Y!JSA aJnlBu5!s e4l 5u!pJe5aJ SUO!lSsnb AUB aAe4 nOA I! 9L~Z-Z917 (l99)
Ie UO!l~as UO!le~Y!Je^ aJnleu5!s pue MlU3 Blea alfllo peaH 'salBOS ^-4l0JOO lIe~ aseald
'luno~ P!leA lelol a4l
u! papnpu! lOU aJaM uMeJp4l!M aq Ol palSanbaJ aJaM le4l SEUnlBU6!s 84l J8ll-BW palel8J e s\j
ZB9'~
ale~!ldnp asne::>aq luapwns 10N
8L9'~
lUa!Owns 10U puno! s8Jn1eu6!s JO J8QwnN
89~'8
9v8' ~ ~
9Z91Z~
lUa!Omns punoJ sam1eu6!s JO J8QwnN
pa!J.!JsA samleu6!s 10 JeqwnN
pam, saJnleu6!s ~o JsqwnN
:SMOIIOJ se aJe UO!l~!J.!JSA aJnleu6!s S4l10 SllnssJ 84.L
'OOOZ 'z J8qW8AON uo UO!le~!J.!Ja^
emleu6!s JOJ pall-!wqns nOA 4~!4M UO!l!lad 841 6u!ssa::>oJd pa1aldwo::> aAB4 aM 'pa1sanbaJ s\;j
:lJeMalS 'sV\I Jeaa
OOZZ- L01706 \;j'J 'eo!uol^J Blues
ZO~ WOO~ 'laaJlS u!eL^j 9B9~
e~!uoL^j elues JO Al!8
)!Ja18 Al!8 'lJBMa1S 'V\1 epeV\l 'SV\I
OOOZ '17 Jaqwaoaa
~IBl:I AlNno:J11l3oIl0:J31l'IlVII1SI931l
)lOVWl::IO::>'1N 'a ANNOO
VZO~-lS906 V1Nl::IO~Ily') ')llVMl::ION '''Zo~ xoa 'O.d - 'AMH 'V1l::13d~1 OOVZ~
>lH31~ Al.NnO:>1H3aHO:>3H-HVH~SIE)3~
S313~NV SOl .::iO A.lNnOO
zoo IPI
1RI3'I::> . O::>/H3mIO::>HH' ~HH
LRLt~ORZ9S XVd tt:Ll OO/tOIZl