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HomeMy WebLinkAboutApplication TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall To: Attention C.Jay Coles, City Clerk By: February 15, 2018 Cit y Clerk ’s Office 33 E. Broadwa y Avenue, Meridian, ID 83642 Phone 208-888-4433 Fax 208-888-4218 www.meridiancity.org Transmittal Date: January 31, 2018 File No: H-2018-0007 FP Hearing Date: February 20, 2018 Request: A Final Plat Consisting of 22 Building Lots and 3 Common Lots on 9.35 Acres Of Land with an R-4 Zoning District for Sky Mesa Subdivision No 1 By: Sky Mesa Development, LLC Location of Property or Project: W Side of S Eagle Road and on the N Side of E Taconic Dr. Ryan Fitzgerald (No FP) Meridian School District Gregory Wilson (No FP) Meridian Post Office Steven Yearsley (No FP) Ada County Highway District Treg Bernt (No FP) Ada County Development Services Rhonda McCarvel (No FP) Central District Health Bill Cassinelli (No FP) COMPASS Jessica Perreault (No FP) Nampa Meridian Irrigation District Tammy de Weerd, Mayor Settlers Irrigation District City Council Idaho Power Company Sanitary Services Century Link Building Department Intermountain Gas Co. Fire Department Idaho Transportation Department Police Department Ada County Associate Land Records City Attorney Downtown Projects City Public Works Meridian Development Corporation City Planner Historical Preservation Comm.` Parks Department South of RR/SW Meridian Economic Development NW Pipeline New York Irrigation District Boise-Kuna Irrigation District Boise Project Board of Cont rol – Tim Paige Hearing Date: February 20, 2018 File No.: H-2018-0007 Project Name: Sky Mesa Subdivision No. 1 Request: Request for final plat consisting of 22 building lots and 3 common lots on 9.35 acres of land with an R-4 zoning district, by Sky Mesa Development, LLC. Location: The site is located west of S. Eagle Rd. on the north side of E. Taconic Dr., in the NE ¼ of Section 32, Township 3.N., Range 1E. C��(ERIDIAM,- ECEIVE JAN 2 2 2018 BY, Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY - Project name• J5k /► ems` /V °• 1 File number(s): Assigned Planner: so�l�2h Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design Review ❑ Preliminary Plat ❑ Alternative Compliance ❑ Private Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ Comprehensive Plan Map Amendment ❑ Short Plat ❑ Comprehensive Plan Text Amendment ❑ Time Extension: ❑ Conditional Use Permit Director/ Commission/Council (circle one) ❑ Conditional Use Modification ❑ UDC Text Amendment Director/Commission (circle one) ❑ Vacation: ❑ Development Agreement Modification Director/ Council (circle one) El Final Plat ❑ Variance ❑ Final Plat Modification ❑ Other Applicant Information Applicant name: Sky Mesa Development, LLC Phone: 208-577-5505 Applicant address: 729 S. Bridgeway Place Email: chamel@boisehunterhomes.com City: Eagle State: ID Zip: 83616 Applicant's interest in property: ❑ Own ❑ Rent El Optioned ❑ Other Owner name: Blackrock, LLC/Triple D Land and Livestock LLC Owner address: P. O. Box 2640 City: Eagle Email: State: I D Phone: 208-461-1234 Zip: 83616 Agent/Contact name (e.g., architect, engineer, developer, representative): Becky McKay Firm name: Engineering Solutions, LLP Phone: 208-938-0980 Owner address: 1029 N. Rosario Street, Suite 100 City: Meridian Primary contact is: ❑ Applicant ❑ Owner El Agent/Contact Email: es-beckym@gwestoffice.net State: ID Zip: 83642 Subject Property Information Location/street address:: NW of S. Eagle/E. Taconic Roads Township, range, section: T.3N., R.1 E., Sec. 32 Assessor's parcel number(s): R0988262000 Total acreage: 9.35 Zoning district: R-4 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.orc/planning -1- (Reis. 06/12/2019) Project/subdivision name: Sky Mesa Subdvision No. 1 General description of proposed project/request: Final plat for 22 single-family residential lots and 3 common lots on 9.35 acres Proposed zoning district(s): R-4 (existing) Acres of each zone proposed: 9.35 acres R-4 Type of use proposed (check all that apply): 0 Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? HOA Which irrigation district does this property lie within? Nampa -Meridian Irrigation District; water delivered by Boise Project Board of Control Primary irrigation source: Beasley Lateral Secondary: Existing irrigation well Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): N/A Residential Project Summary (if applicable) Number of residential units. 22Number of building lots: 22 Number of common lots: 3 Number of other lots: 0 Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 4 or more bedrooms: Minimum square footage of structure (excl. garage): Maximum building height: 35' Minimum property size (s.f). 9,000 s.f. Average property size (s.f.): 10,543 Gross density (Per UDC 11-1A-1): 2.35 Net density (Per UDC l I -IA -1): 3.49 Acreage of qualified open space: 1.54 Percentage of qualified open space: 16.5% Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): 1.54 acres residential parkway and common area Amenities provided with this development (if applicable): Residential parkways and common area Type of dwelling(s) proposed: 0 Single-family Detached ❑ Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Common lots: Other lots: Gross floor area proposed: Hours of operation (days and hours): _ Total number of parking spaces provided: Authorization Print applicant name: Shari Stiles, Applicant signature: Existing (if applicable): Building height: Number of compact spaces provided: g Solutions, LLP Date: January 19, 2018 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/planning -2- (Rev. 06/12/2014) Sky Mesa Subdivision No. 1 Final Plat Written Narrative Sky Mesa Development, LLC, hereby applies for a final plat of 22 single-family residential lots and 3 common lots on 9.35 acres for Sky Mesa Subdivision No. 1. Sky Mesa Subdivision No. 1 is located north of E. Taconic Drive approximately'/4 mile west of S. Eagle Road. The gross density of the final plat is 2.35 dwelling units per acre, with a net density of 3.49 dwelling units per acre. The minimum lot size is 9,000 square feet, with the average property size being 10,543 square feet. Landscaping provided with this phase is 1.54 acres, or 16.5% of the site. Originally annexed as part of the Blackrock Subdivision, the property was rezoned to R-4 under Ordinance No. 17-756. The owner and developer entered into a Development Agreement, recorded as Instrument No. 2017-119308 in Ada County, Idaho. The preliminary plat and rezone were approved by the Meridian City Council on September 5, 2017. The final plat of Sky Mesa Subdivision No. 1 is in conformance with the approved preliminary plat and meets all requirements or conditions thereof. The final plat conforms with all requirements and provisions of the UDC and was prepared in conformance with acceptable engineering, architectural and surveying practices and local standards. January 16, 2018 DESCRIPTION FOR SKY MESA SUBDIVISION NO. 1 A portion of Lots 16 and 24 of Block 1 of Blackrock Subdivision No. 1, as filed for record in Book 96 of Plats at Pages 12003 through 12008, records of Ada County, Idaho, located in the E 1/2 of Section 32, T.3N., R.1 E., B.M., City of Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the NE corner of said Section 32, from which the E 1/4 corner of said Section bears South 00°13'21" West, 2677.54 feet; thence along the east boundary of the NE % of said Section 32 South 00013'21" West, 1338.70 feet to the NE corner of the S 1/2 of said NE 1/4; thence along the north boundary of said S 1/2 of the NE 1/4, being also partially along the northerly boundary of said Lot 16, Block 1 of said Blackrock Subdivision No. 1, North 89041'43" West, 1942.75 feet; thence leaving said boundary South 15032'05" East, 300.05 feet to the POINT OF BEGINNING; Thence North 74027'55" East, 115.00 feet; Thence North 29027'55" East, 28.28 feet; Thence North 74027'55" East, 50.00 feet; Thence South 59049'39" East, 28.64 feet; Thence North 7402755" East, 105.00 feet; Thence South 15032'05" East, 362.91 feet; Thence South 22014'40" East, 85.59 feet; Thence South 27057'05" East, 73.18 feet; Thence South 56044'43" West, 122.74 feet to a point on a curve; Thence 93.56 feet along the arc of a curve to the left, said curve having a radius of 270.00 feet, a delta angle of 19051'14", and a long chord bearing South 52010'29" East, 93.09 feet to a point of reverse curvature; Thence 380.50 feet along the arc of a curve to the right, said curve having a radius of 380.00 feet, a delta angle of 57022'14", and a long chord bearing South 33024'59" East, 364.80 feet; Thence South 47°12'01" East, 27.01 feet; Thence South 89°40'11" East, 12.06 feet; Thence South 00°19'49" West, 220.00 feet to a point on the northerly right-of-way of E. Taconic Drive; 170713-des.docx Thence along said right-of-way North 89040'11" West, 514.55 feet; Thence leaving said right-of-way North 00°00'49" East, 32.63 feet; Thence South 89°59'15" East, 150.06 feet; Thence North 00001'24" West, 110.00 feet; Thence North 89059'24" West, 125.99 feet; Thence North 00020'19" East, 298.24 feet; Thence North 15032'05" West, 658.51 feet to the POINT OF BEGINNING. Said parcel containing 9.35 acres, more or less. 170713-des.docx AFTER RECORDING MAIL TO: Blackrock, LLC P.O. Box 1341 Eagle, ID 83616 NC5.351 32--3 File No.: 4102-1246300 (PC) ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 9.00 3 BOISE IDAHO 07008 04:38 PM DEPUTY Vicki Allen III I"I"'I�I'�II'II�III�II�III �) "� RECORDED -REQUEST OF 108083677 First American WARRANTY DEED Date: July 21, 2008 For Value Received, Blackrock Developers, LLC, hereinafter referred to as Grantor, does hereby grant, bargain, sell and convey unto Blackrock, LLC, an Idaho limited liability company, as to an undivided 44% interest; and Triple D. Land & Livestock, LLC, an Idaho limited liability company, as to an undivided 56% interest, hereinafter referred to as Grantee, whose current address is P.O. Box 1341, Eagle, ID 83616, the following described premises, situated in j Ada County, Idaho, to wit: See legal description attached hereto and made a part hereof. TO HAVE AND TO HOLD the said premises, with their appurtenances, unto said Grantee, and to the Grantee's heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current years taxes, levies, and assessments, and except U.S. Patent reservations, restrictions, easements of record and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims whatsoever. Blackrock Developers, LLC ir,a, ", By: E. Don Hubble, Manager Page 1 of 2 APN: Warranty Deed File No.: 4102-1246300 (PC) -continued Date: 07/21/2008 STATE OF Idaho ) ss. COUNTY OF Ada On this � day of July, 2008, before me, a Notary Public in and for said State, personally appeared E. Don Hubble, known or identified to me to be the person whose name is subscribed to the within instrument as Manager of the Blackrock Developers, LLC, limited liability company, and acknowledged to me that such limited company executed same. In witness whereof, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. '4W for the State of Idaho PATTY 1. CHUPP Residing at: Boise, ID NOTARY PUBLIC My Commission Expires: Ul � STATE OF IDAHO My Commission Expires 5-8-2010. Page 2 of 2 EXHIBIT A LEGAL DESCRIPTION: A PORTION OF LOT 16, BLOCK 1 OF BLACKROCK SUBDIVISION NO. 1, AS FILED IN BOOK 96 OF PLATS AT PAGE 12003, RECORDS OF ADA COUNTY, IDAHO, LOCATED IN THE EAST 1/2 OF SECTION 32, T.3N, R.IE, B.M., ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A 3/4" IRON PIN MARKING THE EAST 1/4 CORNER OF SAID SECTION 32, FROM WHICH THE NORTHEAST CORNER OF SAID SECTION BEARS NORTH 00013'16" EAST, 2677.51 FEET; THENCE DEPARTING THE EAST SECTION LINE OF SAID SECTION NORTH 89040'11" WEST, 48.00 FEET TO A POINT LYING ON THE EAST BOUNDARY LINE OF SAID BLACKROCK SUBDIVISION NO. 1 SAID POINT ALSO BEING THE REAL POINT OF BEGINNING; THENCE ALONG SAID EAST BOUNDARY LINE SOUTH 00°13'44" WEST, 99.24 FEET TO A POINT LYING ON THE NORTHERLY RIGHT-OF-WAY OF E, TACONIC DRIVE; THENCE ALONG SAID RIGHT OF WAY SOUTH 45012'33" WEST, 9.95 FEET; THENCE CONTINUING ALONG SAID RIGHT OF WAY NORTH 89048'42" WEST, 193.87 FEET; THENCE 47.01 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 200.00 FEET, A CENTRAL ANGLE OF 13028'05",AND A LONG CHORD BEARING SOUTH 83°27'19" WEST, 46.90 FEET; THENCE 47.01 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 200.00 FEET, A CENTRAL ANGLE OF 13028'05", AND A LONG CHORD BEARING SOUTH 83027'19" WEST, 46.90 FEET; THENCE NORTH 89048'38" WEST, 186.18 FEET; THENCE 94.68 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 725.00 FEET, A CENTRAL ANGLE OF 7°28'57" AND A LONG CHORD, BEARING NORTH 86°04'10" WEST, 94.61 FEET; THENCE DEPARTING SAID RIGHT OF WAY NORTH 00018'17" EAST, 1,110.25 FEET TO A POINT LYING ON THE NORTHERLY BOUNDARY OF SAID BLACKROCK SUBDIVISION NO. 1; THENCE ALONG THE NORTHERLY AND EASTERLY BOUNDARY OF SAID BLACKROCK SUBDIVISION NO. 1 THE FOLLOWING COURSES AND DISTANCES: SOUTH 47026'09" EAST, 618.59 FEET; NORTH 89040'11" WEST, 113.10 FEET, SOUTH 00013'16" WEST, 255.57 FEET; SOUTH 89040'11" EAST, 228.94 FEET; SOUTH 00°13'16" WEST, 326.37 FEET TO THE REAL POINT OF BEGINNING. AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) 1, Douglas McMaster, Managing Member of Blackrock, LLC, and Triple D Land and Livestock, LLC, 16166 N. 20°i Street, Nampa, Idaho 83687, being first duly sworn, upon oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 to submit the accompanying application(s) pertaining to that property. 2. 1 agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. 1 hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). ALI �n Dated this _day of I . , , 2017. (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. '.1111111//j 3Zd�S ,•,o� (Notary Pub is for Idaho) •••��•� .• d .•'� ��d •. Residing at: > My Commission Expires: ; a 4?go 00 ,��/H111111111� 251 ARTICLES OF ORGANIZATION m LIMITED LIABILITY COMPANY (instructions on back of application) 2004 JUL 21 A 9: 01 1. The name of the limited liability company is: Y t�F� STATE i7F iIDAHOO ' ' `� 0 Blackrock, LLC 2. The street address of the initial registered office is: 10040 W. Highlander Rd, Boise, ID 83709 and the name of the initial registered agent at the above address is: Douglas R. McMaster 3. The mailing address for future correspondence is: same as above 4. Management of the limited liability company will be vested in: Manager(s) [] or Member(s) Q (please chock the appropriate box) 5. If management is to be vested in one or more manager(s), list the name(s) and address(es) of at least one initial manager. If management is to be vested in the member(s), list the name(s) and address(es) of at least one initial member. Name Address McMaster Real Estate, LLC 10040 W. Highlander Rd, Boise, ID 83709 Douglas R. McMaster Mgr Mbr 6. Signaturelea n onsible for forming the limited liability company: Signature: tSecretary of State use only TypedName: DouglasR. 7-cma ster Capacity: Managing Member Signature Typed Name: Capacity: _,_, 19 IDAHO SECRETARY OF STATE O7/E1f2004 05aObi CK: i896 CT,- 10156 Mis 756557 1 @ I N. H - W-86 WA LLC ! 2 ['j -L� 1-),2 Q Fli.L0, EFFECVIVE ARTICLES OF AMENDMENT TO iaARTICLES OF ORGANIZATION C LIMITED LIABILITY OMP'sR -$ AM 9.13 (Instructions on back of application) STAT E: OF 10AHO 1. The name of the limited liability company is: Triple D Land & Livestock, LLC If the LLC has boon administratively dissolved and the name is no longer available for use, Y3 below must Include an amendment of name, 2. The date the articles of organization were filed was: 12/0/02 ,5 3. The name of the limited liability company is amended to read.- 4. ead: 4. 5. The management of the limited liability company shall henceforth be vested in: Manager(s) ❑ Members The information on the managers/members shall be amended as follows: Name Address Douglas R. McMaster 10040 W_ Highlander, Boise, lb 83709 Add Delete Other ✓❑ ❑ Add as managing Secretary of Slate use only ❑ member 2� Typed Name: Douglas R chaster ❑ ❑ 6. 5ignatu f at l anager, if any, or at least one member, Signature: Secretary of Slate use only 2� Typed Name: Douglas R chaster Capacity: Managing Member I� Signature: IDAHO SECRETARY OF STATE Typed Name: 04/08/,,20080 058500 Capacity: 5 CKI 97 1 9 36,99 = 3Ch 9,00 ORGAN AMEN H 2 U E. AMITY RD 0 w Q w LLUJ SITS , o P� SKY MESA SUBD. N0. 1 VICINITY MAP - 1$$=500' LOCATED IN THE SECTION 32, T.3N., R.1 E., B.M. MERIDIAN, ADA COUNTY, IDAHO E IMAM- Community D_IANC--- Community Development Department Parcel Verification Date: 1/11/18 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Sky Mesa Subdivision No. 01 Parcel Numbers: R0988262000 Acres: 34.66 T/R/S: 3N 1E 32 Property Owner: Blackrock, LLC/Triple D Land & Livestock LLC P.O. Box 2640 Eagle, ID 83616 Address Verification Rev: 04/23/12 mm ovd trm ers (ex7 >d mso ess (evl »a- aKl 'u'dW Y.itl 7.vv�3ry _.... � W-fffi (PO?) 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IO..,,3#•© .1 1 I III I . 1 I 11 qq ADA COUNTY STREET NAME REVIEW Review Date: August 9, 2017 Project Name: Sky Mesa Sub No 01 Preliminary Plat Final Plat X T/R/S 3N 1E 32 Parcel Number(s): R0988262000 Project/Plat Applicant: Engineering Solutions LLP Phone No: (208) 938-0980 City/County Agency: MERIDIAN THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON PLAT E AMITY RD S EAGLE RD E TACONIC DR v v aU N > N OLv U O Proposed Street Names: U a o V) m Comments 1 S CUBOLA WAY E Alignment is cut off; needs a new name or original proposal Bentwaters 2 E LACH LAN ST E Needs a new unique name due to being off of alignment 3 S MONTAGUE WAY X 4 E MORES TRAIL DR X 5 E ROCKHAMPTON DR X 6 S STROMBOLI PL X 7 8 PLEASE MAKE THE FOLLOWING CHANGES OR CORRECTIONS Please replace S CUBOLA WAY with S BENTWATERS WAY Please replace E LACHLAN ST with a NEW UNIQUE NAME NOTE: If there are corrections and changes recommended, please make these changes on the subdivision plat and resubmit to the Ada County Assessor. A final review with no changes required and the matching plat must be presented to the Ada County Surveyor at time of recording. Codes/criteria regarding denial A Sounds like an existing street B Alignment with existing street C Duplicate street name within Ada County D Street name exceeds 13 letters E Other The overall final street names are subject to change at Final Plat phase levels due to design changes, time constraints and or previous recorded plat street alignments. Page 1 of 1 STREET NAME REVIEW APPLICATION Please attach a legible copy of plat or site plan with the application and submit directly to: Ada County Assessor -190 E. Front Street, Boise, ID 83702, Email: Streetnamemail@adaweb.net Applications will be reviewed in the order in which they are received Application Date 8/8/2017 Review Needed By Project/Subdivision Name Sky Mesa Subdivision No. 1 Preliminary Plat Final Plat Type Of Dwelling(s)/Structure(s) Proposed Single Family 21 Multi -Family Other I'm Applying To: Name New Public or Private Street(s) ❑ Change Existing Street Name Existing Street Name Number Of New Public Streets Proposed 6 Number Of Private/Changed Streets Proposed (Please Attach Plat/Plan) (Please Attach Plat/Plan) Private/Changed Street Names Choices 1st Choice 2nd Choice 3rd Choice 4th Choice Applicant Information Company/Firm Name: Engineering solutions LLP Applicant Type: Architect Developer Engineer P & Z Dept. Contractor Owner ❑ ❑ 0 ❑ ❑ ❑ Agent/Contact Name: Brad Bishop Phone: (208) 938-0980 Email: es-brad@qwestoffice.net Subject Property Information Township Range Section Location/Street Address E. Taconic Dr. (no number assigned) 32 3N 1 E Parcel Number(s) JR0988262000 Owner Information Same As Applicant? No ❑✓ Yes El Owner Name/Company I Blackrock LLC Phone (208) 577-5501 Address 116166 N 20th City I Nampa State ID Zip 83687 Street name reviews will be completed within 2 to 3 weeks of receipt of application. Completed reviews will be uploaded to the following Ada County Assessor link: https://adacounty.id.gov/Assessor/Land-Records/Street-Naming-and-Addressing Ada County Assessor -190 E. 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Engineering Manager City of Meridian Public Works 33 East Broadway Meridian, ID 83642 Re: Sky Mesa Subdivision No. 1 Dear Mr. Stewart: 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Phone: (208) 938-0980 Fax: (208) 938-0941 E-mail: es-kathys@gwestoffice.net Please note that this is certification that the street centerline is a minimum of 36 inches above highest known groundwater elevation. Please call me if you have any questions or require additional information. Sincerely, Engineering Solutions, LLP Project Engineer KMS:ss C:\Documents\2017\170713 Sky Mesa Subdivision No. 1\Stewart.doc Z O j m K0 - IM tr_i tV� to C r'U U Z it 0t70 h M m o z O rt..�� Y(Fj OQp f) � t Co J� OQ � NVQ rr o.--- Qw0 i� w w Z o< ZOO G '1 F tr O CL 1 Q Y x a6e 9 � KH OMs a" Woroi og�3a Ile Q ea= �a3 0 4�l a 05 VEY �gdgcON MORE l€a C7 OI Wim. 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