HomeMy WebLinkAboutCC - Applicant Resonse to Proposed Findings1
Chris Johnson
From:Yochum Joe <Yochum.Joe@westada.org>
Sent:Friday, November 02, 2018 3:23 PM
To:Bill Nary; Brandon Weholt; C.Jay Coles; Charlene Way; Chris Johnson; Bill Parsons;
Sonya Allen
Cc:Bill Hamlin; Gary G Allen; Mark Freeman
Subject:RE: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Importance:High
Thanks Bill
Our position is that what we sent this afternoon are not changes – they are an accurate reflection of the motion that
was made and passed for items 1.1.8 and 2.1.6. Our interest is providing clarification to any ambiguities that may
exist with these two items as depicted in the draft sent to us yesterday.
Have a nice weekend,
Joe
From: Bill Nary [mailto:bnary@meridiancity.org]
Sent: Friday, November 2, 2018 2:56 PM
To: Brandon Weholt <bweholt@designwestid.com>; C.Jay Coles <cjcoles@meridiancity.org>; Charlene Way
<cway@meridiancity.org>; Chris Johnson <cjohnson@meridiancity.org>; Bill Parsons <bparsons@meridiancity.org>;
Sonya Allen <sallen@meridiancity.org>
Cc: Yochum Joe <Yochum.Joe@westada.org>; Bill Hamlin <bhamlin@designwestid.com>; Gary G Allen
<GaryAllen@givenspursley.com>
Subject: RE: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Thank you. We have it listed for approval, but wanted to confirm all the conditions as drafted. We will be
sure to verify with the City Council for all changes before approval.
From: Brandon Weholt [ mailto:bweholt@designwestid.com ]
Sent: Friday, November 2, 2018 2:52 PM
To: C.Jay Coles; Charlene Way; Chris Johnson; Bill Parsons; Bill Nary
Cc: 'Yochum Joe'; Bill Hamlin; Gary G Allen
Subject: FW: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
All,
I just got an auto-reply that Sonya is out until Tuesday. I wanted to make sure someone at City of Meridian saw this.
Thank you,
Brandon Weholt, NCARB
DESIGN WEST ARCHITECTS, P.A.
From: Brandon Weholt
Sent: Friday, November 2, 2018 2:47 PM
To: 'Sonya Allen' < sallen@meridiancity.org >
Cc: 'Yochum Joe' < Yochum.Joe@westada.org >; Bill Hamlin < bhamlin@designwestid.com >; 'Matt Adams
2
(matt@thelandgroupinc.com )' < matt@thelandgroupinc.com >; Trey Crookston ( treyc@cmcompany.com )
<treyc@cmcompany.com >; 'Gary G Allen' < GaryAllen@givenspursley.com >
Subject: RE: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Sonya,
Please see attached for minor clarifications we request be included with items 1.1.8 and 2.1.6. Associated revised
exhibits are included as requested (pages 16 and 17).
Thank you,
Brandon Weholt, NCARB
DESIGN WEST ARCHITECTS, P.A.
From: Yochum Joe < Yochum.Joe@westada.org >
Sent: Thursday, November 1, 2018 4:28 PM
To: Bill Hamlin < bhamlin@designwestid.com >; Trey Crookston < treyc@cmcompany.com >; Anna Ellis
<annae@cmcompany.com >; Brandon Weholt < bweholt@designwestid.com >
Subject: FW: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
FYI
Thanks,
Joe
From: Sonya Allen [ mailto:sallen@meridiancity.org ]
Sent: Thursday, November 1, 2018 4:19 PM
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Bill Parsons < bparsons@meridiancity.org >; Bill Nary < bnary@meridiancity.org >; Yochum Joe
<Yochum.Joe@westada.org >; Geoffrey M. Wardle ( GWardle@spinkbutler.com ) < GWardle@spinkbutler.com >; Gary
G. Allen ( garyallen@givenspursley.com ) ( garyallen@givenspursley.com ) < garyallen@givenspursley.com >
Subject: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Attached are the Findings of Facts and Conclusions of Law for the Owyhee High School project. These documents are
scheduled to be on the Council agenda for Nov. 7 th . Please call or e-mail with any questions.
Clerk – Please place this item on the regular agenda as a Department Report for Council’s review of the findings to
ensure accuracy prior to approval.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1
Chris Johnson
From:Brandon Weholt <bweholt@designwestid.com>
Sent:Friday, November 02, 2018 2:52 PM
To:C.Jay Coles; Charlene Way; Chris Johnson; Bill Parsons; Bill Nary
Cc:'Yochum Joe'; Bill Hamlin; Gary G Allen
Subject:FW: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Attachments:Owyhee High School - AZ CUP H-2018-0075 FFCL Exhibits - Revision Comments
v2.pdf
All,
I just got an auto-reply that Sonya is out until Tuesday. I wanted to make sure someone at City of Meridian saw this.
Thank you,
Brandon Weholt, NCARB
DESIGN WEST ARCHITECTS, P.A.
From: Brandon Weholt
Sent: Friday, November 2, 2018 2:47 PM
To: 'Sonya Allen' <sallen@meridiancity.org>
Cc: 'Yochum Joe' <Yochum.Joe@westada.org>; Bill Hamlin <bhamlin@designwestid.com>; 'Matt Adams
(matt@thelandgroupinc.com)' <matt@thelandgroupinc.com>; Trey Crookston (treyc@cmcompany.com)
<treyc@cmcompany.com>; 'Gary G Allen' <GaryAllen@givenspursley.com>
Subject: RE: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Sonya,
Please see attached for minor clarifications we request be included with items 1.1.8 and 2.1.6. Associated revised
exhibits are included as requested (pages 16 and 17).
Thank you,
Brandon Weholt, NCARB
DESIGN WEST ARCHITECTS, P.A.
From: Yochum Joe < Yochum.Joe@westada.org >
Sent: Thursday, November 1, 2018 4:28 PM
To: Bill Hamlin < bhamlin@designwestid.com >; Trey Crookston < treyc@cmcompany.com >; Anna Ellis
<annae@cmcompany.com >; Brandon Weholt < bweholt@designwestid.com >
Subject: FW: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
FYI
Thanks,
Joe
From: Sonya Allen [ mailto:sallen@meridiancity.org ]
Sent: Thursday, November 1, 2018 4:19 PM
2
To: C.Jay Coles < cjcoles@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
<cjohnson@meridiancity.org >
Cc: Bill Parsons < bparsons@meridiancity.org >; Bill Nary < bnary@meridiancity.org >; Yochum Joe
<Yochum.Joe@westada.org >; Geoffrey M. Wardle ( GWardle@spinkbutler.com ) < GWardle@spinkbutler.com >; Gary
G. Allen ( garyallen@givenspursley.com ) ( garyallen@givenspursley.com ) < garyallen@givenspursley.com >
Subject: Owyhee High School - AZ, CUP H-2018-0075 FFCL for Nov. 7th Council Mtg
Attached are the Findings of Facts and Conclusions of Law for the Owyhee High School project. These documents are
scheduled to be on the Council agenda for Nov. 7 th . Please call or e-mail with any questions.
Clerk – Please place this item on the regular agenda as a Department Report for Council’s review of the findings to
ensure accuracy prior to approval.
Thanks,
Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Page 1
DEVELOPMENT AGREEMENT PROVISIONS
AND CONDITIONS OF APPROVAL
1. Planning Division
1.1 Development Agreement provisions (WASD Properties Parcel # S0432438650 and
S0432438700):
1.1.1 Compliance with the specific use standards listed in UDC 11-4-3-14, Education Institution, is
required, including the provisions for accessory uses and portable classrooms.
1.1.2 Any outdoor lighting provided on the site, including any stadium and parking lot lighting, is
required to comply with the standards listed in UDC 11-3A-11.
1.1.3 Construct a detached 10-foot wide multi-use pathway/sidewalk along the east side of the
north/south half mile collector street from W. Ustick Rd. to the north boundary of the
annexation area; and along the north side of W. Ustick Rd. to the east boundary of the
annexation area in accord with the Pathways Master Plan. Pathway landscaping shall be
provided in accord with the standards listed in UDC 11-3B-12C.
1.1.4 To mitigate extended response times for the Police Department, a Student Resource Officer
(SRO) will be added to the annual contract between West Ada School District (WASD) and
the City of Meridian and placed at Owyhee High School for school safety, prevention and
education outreach programming. Recognizing that the cost of placing an SRO at Owyhee
High School is an operational expense, a new contract is approved/signed on an annual basis,
and increases/decreases in funding determine priorities for WASD, an SRO must be provided
for no less than the first three (3) years after opening (i.e. 2021-2022, 2022-2023, 2023-
2024).
1.1.5 All improvements to adjacent roadways and intersections as required by ACHD shall be
completed prior to issuance of Certificate of Occupancy for the high school.
1.1.6 A north/south collector street shall be constructed at the half mile along the west boundary of
the site from W. Ustick Rd. to the north boundary of the annexation area in accord with the
Master Street Map; this will include construction of a crossing over the McFadden Lateral.
(Note: If the collector street is not extended to W. McMillan Rd. for a second public street
access to the site, a temporary turnaround that meets ACHD and Fire Department
requirements may be required.)
1.1.7 An east/west collector street shall be constructed along the north boundary of the high school
site and stub to the Spriggel (#S0432141900) and Acclima (#S0432417350) parcels in accord
with the Master Street Map with a temporary turnaround that meets ACHD and Fire
Department requirements.
1.1.8 An east/west local street shall be constructed from the north/south collector street to the
Flowers parcel (#S0432438800) at the east boundary of the WASD property with a temporary
turnaround that meets ACHD and Fire Department requirements prior to issuance of
Certificate of Occupancy for the high school. Further, an easement shall be provided over the
subject property to the Woodside Avenue Investor LLC parcel (#S0432429350) for future
right-of-way dedication and construction of a public street. The concept plan shall be
revised accordingly.
Page 2
1.1.9 The school district shall provide bus service for all students attending the high school and
future elementary school until such time as safe, separate pedestrian and bicycle access
between neighborhoods and the school site is provided, as determined by the Safety Bussing
Committee in accord with WASD Policy 702.51 and §33-1501 (“The Board may transport
any pupil a lesser distance when in its judgement the age or health or safety of the pupil
warrants.”) (UDC 11-4-3-14E.4).
1.1.10 Detached sidewalks/pathways (as applicable) shall be provided along the frontage of the
annexation area on W. Ustick Rd. and N. McDermott Rd. (on the Spriggel parcel) as set forth
in UDC 11-3A-17.
1.1.11 Another public street access, in addition to the collector street access proposed via Ustick
Rd., that meets Fire Department separation requirements per International Fire Code
Appendix D104.2, shall be constructed to the site prior to issuance of Certificate of
Occupancy for the high school. This may be accomplished through one of the following
means (or other means not listed):
i. Extension of the north/south collector street at the half mile from the WASD property
to W. McMillan Road; this will include construction of a bridge over the Five Mile
Creek, water and potentially sewer main infrastructure in the street, and a detached 10-
foot wide multi-use pathway/sidewalk along the east side of the street.
ii. Extension of an east/west public street from N. McDermott Rd. to the north/south
collector street. In the event SH-16 is extended and access is cut off from N.
McDermott Rd. before the north/south collector street is extended to W. McMillan Rd.,
another public street access shall be constructed that meets Fire Department
requirements prior to the access being closed.
1.1.12 Except for the proposed north/south collector street at the half mile, direct access via W.
Ustick Rd. is prohibited in accord with UDC 11-3A-3.
1.1.13 A property boundary adjustment application may be submitted to reconfigure the existing
parcels to create a buildable parcel for the future elementary school; otherwise, the property
will be required to be subdivided to create a buildable parcel.
1.1.14 With future development of the elementary school site, construct a public street along the east
boundary of the site from the east/west collector street to the north property boundary as
shown on the conceptual development plan; this will include construction of a crossing over
the McFadden Lateral.
1.1.15 Future development of this site shall generally comply with the site plan submitted with the
conditional use permit for the high school and the conceptual development plan submitted for
the future residential area adjacent to W. Ustick Rd. and the elementary school at the north
boundary of the site.
1.2 Development Agreement Provisions (Spriggel, Parcel #S0432141900):
1.2.1 Future development of the subject property shall be generally consistent with the conceptual
development plan unless otherwise amended through a Development Agreement modification
application.
1.2.2 The existing home shall hook up to City water and sewer services within 60 calendar days of
services becoming available. At such time, the existing well may only be used for irrigation
purposes and the septic system shall be abandoned as set forth in Meridian City Code 9-1-4.
Page 3
1.3 Conditional Use Permit – Site Specific Conditions of Approval: (only applicable to high
school site)
1.3.1 The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows (as applicable):
a. Depict vegetative groundcover in required landscape areas per the standards listed in
UDC 11-3B-7C and 11-3B-8C.
b. The east/west local street at the half mile shall be built to ACHD’s collector street
standards and in accord with the Master Street Map.
c. Depict a minimum 20-foot wide street buffer along the south side of the east/west
collector street at the half mile as set forth in UDC Table 11-2A-6, landscaped in accord
with the standards listed in UDC 11-3B-7C; depict minimum 5-foot wide detached
sidewalks on both sides of the street in accord with UDC 11-3A-17.
d. Depict a minimum 20-foot wide street buffer along the east side of the north/south
collector street at the half mile as set forth in UDC Table 11-2A-6, landscaped in accord
with the standards listed in UDC 11-3B-7C.
e. Depict a 10-foot wide detached sidewalk/multi-use pathway along the east side of the
north/south half mile collector street in accord with the Pathways Master Plan,
landscaped per the standards listed in UDC 11-3B-12C.
f. Depict an east/west local street from the north/south collector street to the Flowers parcel
(#S0432438800) at the east boundary of the annexation area with a Fire Department
approved turnaround; minimum 5-foot wide sidewalks are required on both sides of the
street in accord with UDC 11-3A-17.
1.3.2 Accessory uses and future portable classrooms shall comply with the specific use standards
listed in UDC 11-4-3-14.
1.3.3 Outdoor lighting, including parking lot and stadium lighting, shall comply with the standards
listed in UDC 11-3A-11.
1.3.4 The proposed site layout and structures are required to comply with the design standards
listed in UDC 11-3A-19 in the Architectural Standards Manual (ASM).
1.3.5 Submit a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES)
application to the Planning Division for approval of the proposed use and final site layout and
building design prior to submittal of a building permit application.
1.3.6 Development of this site shall substantially comply with the site plan, landscape plan and
building elevations included in Exhibit A as amended by the conditions of approval in this
report.
1.3.7 The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-14,
Education Institution.
1.3.8 Prior to issuance of Certificate of Occupancy, a 14-foot wide public pedestrian access
easement is required to be submitted to the Planning Division for the multi-use pathways
within the annexation area that are located outside of the right-of-way for approval by City
Council and subsequent recordation.
1.3.9 The applicant shall comply with the provisions of the Development Agreement associated
with the annexation and zoning of this property.
Page 4
1.3.10 The applicant shall have a maximum of two (2) years to commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6F; or a time extension must be
requested in accord with UDC 11-5B-6F.
1.3.11 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use
does not relieve the applicant of responsibility for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval:
2.1.1 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-7 of the City's Design Standards. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.3 Water system capacity is available to serve this development with the two 12-inch mainline
connections shown on the development plans. A new 12-inch diameter water main will be
required under the collector roadway connection to Ustick Road in compliance with the
Water System Master Plan. 2500 gpm is available at any location in loop around school.
Prior to occupancy of the high school, Applicant shall coordinate with property owners to the
east to ensure access to water by providing easements to proposed water improvements for
this project.
2.1.4 The provision of water and sewer service to this development will require significant off-site
improvements to bring utilities to and through the site, which will be the responsibility of the
developer. The site is also subject to reimbursement fees, and upgrade expenses associated
with the Oaks Lift Station, as well as other reimbursement fees associated with the water
system.
2.1.5 Upon cursory review of the proposed infrastructure design within Ustick and McDermott
Roads, it does not appear that any of the mainlines are being planned above and beyond what
is contemplated in the approved Meridian Water and Wastewater Master Plans. Therefore
they would not be eligible for reimbursement under Meridian City Code (MCC) 8-6-5. Pump
upgrades to the existing lift station may be eligible for reimbursement, and therefore
Applicant will need to follow the provisions of MCC 8-6-5.
2.1.6 An easement for extension of the sewer distribution line to the properties to the east shall be
granted by the Applicant in the corridor south of the stadium and north of the main baseball
diamond and the Applicant shall work with the adjoining property owners to define the scope
of the easement and coordinate the scope of the work per requirement of City Council at the
hearing on October 23, 2018.
2.2 General Conditions of Approval:
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is three
feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall
be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
Page 5
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian’s standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted, reviewed, and approved prior to development
plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing
surface or well water for the primary source. If a surface or well source is not available, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments for
the common areas prior to prior to receiving development plan approval.
2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being developed shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and
any other applicable law or regulation.
2.2.6 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at (208)334-2190.
2.2.7 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.2.8 Street signs are to be in place, water system shall be approved and activated, and at a
minimum, a compacted gravel access road shall be approved, prior to issuance of building
permits.
2.2.9 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
2.2.10 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act.
2.2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.14 Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
2.2.15 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
Page 6
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
2.2.16 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.2.17 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.2.18 The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, water and reuse infrastructure
for duration of two years. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service
for more information at 887-2211.
Page 7
A. Vicinity/Zoning Map
EXHIBITS
Page 8
B. Site Plan (dated: 10/15/18)
Page 9
C. Landscape Plan (dated: 6/21/18)
Page 10
Page 11
Page 12
D. Conceptual Building Elevations (dated: 6/21/18)
Page 13
Page 14
E. Annexation Legal Description & Exhibit Map
Page 15
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Project Name:
File Location:g:\2018\118001\cad\iterations\118001 southparcel landplan option c 181015.dwgLast Plotted By:alexis hepworthDate Plotted:Friday, November 2 2018 at 11:06 AM
Revisions
This document and the information contained herein may not be copied or reproduced
without express written permission of The Land Group, Inc.
Unauthorized disclosure or construction use are prohibited by copyright law.
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Project Name:
File Location:g:\2018\118001\cad\iterations\118001 southparcel landplan option c 181015.dwgLast Plotted By:alexis hepworthDate Plotted:Friday, November 2 2018 at 11:06 AM
Revisions
This document and the information contained herein may not be copied or reproduced
without express written permission of The Land Group, Inc.
Unauthorized disclosure or construction use are prohibited by copyright law.
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