HomeMy WebLinkAboutRedfeather Estates Subdivision No. 6 FP 05-005
BEFORE THE MERIDIAN CITY COUNCIL
C/C February 15, 2005
IN THE MATTER OF THE
APPLICATION OF PACKARD
ESTATES DEVELOPMENT, LLC
FOR FINAL PLAT APPROVAL OF
55 SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND 2 COMMON LOTS ON 14.38
ACRES IN AN R-8 ZONE
LOCATED EAST OF NORTH
EAGLE ROAD AND SOUTH OF
EAST USTICK ROAD IN A
RESUBDIVISION OF PORTIONS
OF LOTS 8 AND 9, GEORGIANNA
MILK'S FIRST SUBDIVISION AND
A PORTION OF THE SE ~ OF THE
NW ~ OF T. 3N., R. lE., SECTION 4
CASE NO. FP-05-005
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on February 15, 2005, and the Council finding that the Administrative
Review is complete /Tom Sonya Allen, Assistant City Planner for the Planning and Zoning
Department, and Bruce Freckleton, Development Services Manager for the Public Works
Department, dated: Hearing Date: February 15, 2005, to the Mayor and Council, and the Council
having considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REDFEATHER ESTATES SUBDMSION NO.6 / (FP-05-005)
Page 1 of4
1.
The Final Plat of "PLAT SHOWING REDFREATHE ESTATES SUBDIVISION
NO.6 LOCATED IN A RESUBDIVISION OF PORTIONS OF LOTS 8 AND 9,
GEORGIANNA MILK'S FIRST SUBDIVISION AND A PORTION OF THE SE y.,
OF THE NW y., OFT. 3N., R. lE., SECTION 4, BOISE MERIDIAN, MERIDIAN,
ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 01117/05, SHEET I OF 2,
ENGINEERING SOLUTIONS, LLP, EAGLE, IDAHO", PACKARD ESTATES,
LLC, BOISE, IDAHO, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City
Council /Tom Sonya Allen, Assistant City Planner for the Planning and Zoning
Department and Bruce Freckleton, Development Services Manager for the Public
Works Department, dated: Hearing Date: date,
listing 28 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT, a true and correct copy of which is attached hereto
marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated
herein, and the memo from Sonya Allen, a true and correct copy of which is attached
marked Exhibit "B" and consisting of I page, and by this reference incorporated
herein, and the response letter /Tom Engineering Solutions, LLP a true and correct
copy of which is attached hereto marked Exhibit "C" and consisting of3 pages, and
by this reference incorporated herein, and the additional requirements /Tom the action
of the council taken at their February 15,2005 meeting as follows, to-wit:
1.1
Adopt the Recommendation of the Central District
Health Department as follows:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REDFEATHER ESTATES SUBDIVISION NO.6 / (FP-O5-005)
Page 2 of 4
The Central District Health requires after written
approval /Tom the appropriate entities are submitted,
they can approve this proposal for central sewage and
central water; that plans must be submitted to and
approved by the Idaho Department of Health and
Welfare, Division of Environmental Quality for
central sewage and central water; that run-off is not to
create a mosquito breeding problem; and it is
suggested that the stormwater be pretreated through a
grassy swale prior to discharge to the subsurface to
prevent impact to groundwater and surface water
quality; that engineers and architects should obtain
current best management practices for stormwater
disposal and design a stormwater management system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
1.
State of Idaho Catalog of Stormwater Best
Management Practices for Idaho Cities and
Counties. Prepared by the Idaho Division of
Environmental Quality, July 1997.
2.
Stormwater Best Management Practices
Guidebook. Prepared by City of Boise Public
Works Department, May 2000.
2.
The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifYing that the plat meets the City's requirements shall
be signed only at such time as:
1.
The Plat dimensions are approved by the City Engineer; and
2.
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REDFEATHER ESTATES SUBDIVISION NO.6 / (FP-O5-005)
Page 3 of 4
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, andmust be filed with the City
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest
in real property which may be adversely affected by this decision may, within twenty-eight (28) days
after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the
\5*
day
of ~bV\l1tÀ,~
,2005.
By:.1ßJ..(} M.hu}j'r...
City Clerk's Office
Dated:
3-1 UJ-(h
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR REDFEATHER ESTATES SUBDIVISION NO.6 / (FP-O5-005)
Page 4 of 4
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wanlle
Chades M. Rountree
- "'c
,-:.
V
\ . IDAHO . Þ
~ }
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~~ '
~RE"'UR"~ s."
- 19OJ
CITY HALL
(208) 888-4433 - Fax 887-4813
MAYOR
Tammy de Ween!
~;;dl;n -
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
Hearing Date: February 15, 2005
Transmittal Date: February 10, 2005
Re:
Mayor and City Council
Sonya Allen, Assistant City Planner JII.
Bruce Freckleton, Development Services Manager ~
Redfeather Estates Subdivision No.6
To:
From:
Request for Final Plat Approval of Fifty-five (55) Single-Family Residential
Building Lots and Two (2) Common Lots on 14.38 Acres in an R-8 Zone for
Redfeather Estates Subdivision No.6, by Packard Estates Development, LLC
(File No. FP-O5-005).
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Packard Estates Development, LLC, has applied for Final Plat approval of 55
single-family residential building lots and 2 common lots on 14.38 acres of land for
Redfeather Estates Subdivision No.6. The zoning designation for the proposed subdivision is
R-8 (Medium Density Residential). This phase of the Redfeather Development has a gross
density of 3.82 d.uJacre and a net density of 5.06 d.uJacre.
The two common area lots within this subdivision consist of open space, storm drainage, and
a pathway lot. Said common area lots will be owned and maintained by the Homeowner's
Association. The pressurized irrigation system within this development is to be owned and
maintained by Nampa Meridian Irrigation District.
Phase six consists of a portion of the Redfeather Estates Subdivision No.2 preliminary plat
and all of the Redfeather Village Subdivision preliminary plat. This phase is a resubdivision of
portions of Lots 8 and 9, Georgianna Milk's First Subdivision.
FP-O5-005
Exhibit "A"
Redfeather Estates Sub6. FP.doc
Mayor & City Council
Hearing Date: February 9, 2005
Page 2. of 5
A Conditional Use Permit was approved as part of the Redfeather Estates Subdivision No.2
that allowed for reductions to the minimum requirements for the R-S zone for the following:
lot size (/Tom 6,500 s.f. to 5,250 s.f. - detached), street frontage (from 65-feet to 37-feet &
cul-de-sac /Tom 40-feet to 33-feet), and house size (from 1,301 s.£. to 1,200 s.f.). Lots 1-7,
Block 22, and lots 33-45, Block 5, meet the minimum lot size and street frontage requirement
of the. R-S zone, as required with the approval of Redfeather Village Subdivision.
The open space that was originally approved in Block 22 was eliminated and the open space
on Lot 49, Block 17 was increased, resulting in an overall increase in open space of 4,475 s.f.
Staff has no objection to this change.
Redfeather Estates Subdivision No.6 is located approximately '/2 mile east of N. Eagle Road
and 'h rnie south of E. Ustick Road, in the N 'h of Section 4, T .3N., R.lE.
The submitted final plat substantially complies with the approved preliminary plats. Staff
recommends approval of the final plat with the comments and conditions stated in this report.
SITE SPECIFIC CONDITIONS OF APPROVAL
L
Applicant shall meet all terms of the approved Development Agreements (Inst.
#104129528 & #104129529), Annexations (AZ-O3-021 & AZ-04-022), Preliminary
Plats (PP-03-024 & PP-04-029), and Conditional Use Permit (CUP-03-041) approved
for this development.
2.
The pressurized irrigation system within this development is to be owned and
maintained by Nampa Meridian Irrigation District. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Said backup
is being supplied by a single point connection within the earlier phases.
3.
Sanitary sewer service to this subdivision shall be via an extension /Tom the South
Slough Trunk The applicant will be responsible to construct the sewer mains to and
through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
4.
Municipal water to this site shall be via extensions /Tom existing mains in E. Ustick
Road, and N. Eagle Road. Applicant will be responsible to construct the water mains to
and through this proposed development, thereby making them available to adjacent
properties within the City of Meridian's Urban Services Planning Area. Subdivision
designer to coordinate main sizing and routing with the Public Works Department.
Applicant shall execute City of Meridian standard forms of easements, for any mains
that are required to provide service.
FP-O5-005
Exhibit "A"
Redfeather Estates Sub6. FP.doc
Mayor & City Council
Hearing Date: February 9,2005
Page 3 of5
5.
6.
7.
8.
9.
10.
11.
FP-O5-005
Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-year storm event.
Temporary construction fencing to contain debris shall be installed along the eastern and
western boundaries of this phase unless permanent fencing already exists at these
boundaries. All fencing shall be in compliance with MCC 12-4-10.
A License Agreement will be required by ACHD for landscaping within the storm
drainage easements. If ACHD requires that any trees be relocated, a revised landscape
plan must be approved by the Planning & Zoning Department.
Prior to signature of the final plat by the City Engineer, all existing structures on Lots 33
- 37, Block 5, shall be removed.
Add or revise the following plat notes:
(5.)
Add a sentence to the end of the note stating "All building setbacks and
dimensional standards for Lots 33-45, Block 5, and Lots 1-7, Block 22, shall be
in compliance with the applicable zoning regulations of the City of Meridian."
BlleR siBbie fllHlily stmeture sRali somaiR a lRiBifflHIR of 1,200 sE tiare feet,
eKel1idiBg garage.
Include recorded Instrument number of sanitary sewer easement.
Add Development Agreement Inst. No. 104129529.
Modify note by stating who is to be responsible for maintenance of the common
driveway.
(8.)
(8.)
(13.)
(14.)
Revise the Landscape Plan (dated 1-17-05, prepared by Harvest Design) as follows:
a.
Rock sump inlet shown in the drainage swale on Lot 49 may not exceed 5-ft. in
any horizontal dimension per MCC 12-13-14-2, revise plan to reflect this
requirement.
12.
Any existing domestic wells and/or septic systems within this project shall be removed
/Tom their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be
used for non-domestic purposes such as landscape irrigation.
13.
One-Hundred watt (1O0w), high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Exhibit "A"
Redfeather Estates SuM. FP .doc
Mayor & City Council
Hearing Date: February 9,2005
Page 4 of 5
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill materiaL
Applicant's engineer will be required to submit a signed, stamped statement certifYing
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
Coordinate fire hydrant placement with the City of Meridian's Deputy Fire Chief and the
Public Works Department.
Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-
13-10-8.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the
street names and lot & block numbering. Make all corrections necessary to comply.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
Street signs are to be in place, water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
24.
Please submit all updated groundwater/soils monitoring data to the Public Works
FP-O5-005
Exhibit "A"
Redfeather Estates Sub6. FP.doc
Mayor & City Council
Hearing Date: February 9,2005
Page 5 of 5
Department for review. Any drainage areas (detention/retention basins) must be
designed to ensure that water is retained only during 100-year storm events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other
approved landscaping) shall not count towards the required open space area. The project
engineer should pay close attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and construction phases.
The engineer shall be required to certify that the street centerline elevations are set a
minimum of3-feet above the highest established normal groundwater elevation. This is
to ensure that the bottom elevation ofthe crawl spaces of homes is at least I-foot above.
25.
Developer shall coordinate mailbox locations with the Meridian Post Office.
26.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
27.
Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
28.
Staffs failure to cite specific ordinance provisions or terms of the approved annexation,
preliminary plat, or conditional use permit does not relieve Applicant of responsibility
for compliance.
RECOMMENDATION
Staff recommends approval of the final plat for Redfeather Estates Subdivision No.6 with the
above stated comments and conditions.
FP-O5-005
Exhibit "A"
Redfealher Estates Sub6. FP.doc
j
-..,J
MEMORANDUM
-----~---'- ---.--
-----------------
TO: MAYOR &. CITY COUNCIL
FROM: SONYA AlLEN
SUBJECT: . REDEŒA'IHERESTATES SUBDMSION NO.6 (FP-OS-OO5)
DATE: 2/15/2005
CC: CITY CLERK. BECKY BOWClJIT
Please note the followit1g revisions to the staff report for Redfeather Estàtes Subdivision
No.6:
. Delete Site Specific Requirement No.. 8 (A License Agreement is not required. for
landScaping within the Stør1n drainage area, as the master perpetual stonn water
drainage agreement covers this).
. Delete Site SpecifIC Requirement No. 10. (13.) (nùs. Deve!9pmëntAgreement
only applies to the coinmercial portion not being platted at this time),
. Revise Site Specific Requirement No. ll.a. to re¡d, "If rocksurnp exceeds 5-ft..În
¡my horizont:ll clinu:nsion. the rock/cobble must be designed as a dry creek bed
fashion. or other design feature. Revise plan accO1'dingly."
. Revise Site Specific Comment #21) as follows, "All irrigation ditches, laterals or
canals, exclusive.of naturalwäterway,¡.intersecting, crossing or lyirigadjaccnt and
contiguous to the area being subdivided with t/1" ðCq¡!Íon of the sourlwmmost
ditch which will .......,.;n open to allow flood4ttiption of the adjacent prqperties.
shall be tiled..."
Eohibic"B"
.... .~ IDe.
-- J PLAt. EnllliURVEYGRS
FebrUary 22, 2005
MayQr and City Cml!\Cil
33 East Idalw St
Meridian. Idaho 83642
RE:
Request far modification to staff recammendalians far Messina Hills #3
Dear Mayor and City Council:
After reviewing tbe Staff Report for our hearing tonight r would like to make two comments:
Firlt item:
Underheadíng of Special CCIJI8iIIøratjoø for City CoWtC!ilsta.1fbllutated a concern that2:.1
slope maybe 100 steep ora bank for the pond design. Due~aconcern.thata child may have a
problem climbing out of a 2:1s1ope iftbeyfellin.
.........-
""'"!"..!!"'.i!1'""'"
:'Ø"...~- - \&"'I.':t'
=-'... "'...
1"tPIQ1\I. POND 8I!C'IION I¥A,
"'.
The Developer also has no desire for the ponds to bea hazard. Therefore we have designed the
p0ß4s tt'lbe o~"footfeet from any edge of the pond bø.the 2: 1 $Io~ begill$. This is the same
design used onmany.other ponds through out the vaUey. Tbedesign allows for .lhe possibly that
if someone were.to feJ1into a pond they would he in one tOOt to three deep in wäter for the first
eight fectof the .po¡¡dand WO\Ùdbe able 10 get out.. The developer will also is installing signs
sœ#J¡g. "No $wimming or wading is allowed in the ponds"
Ins-- froB)reviewillll otber DOIIds desillDsill ~ valIev we fiDd2:1 sloDes area have
b- Bled. 1 buli.evethe ~. ~ -,œ at\' CoulUIll ill. far from the edl!eof the nond
before the 2ilsloDebet!iJU¡. WelJelifte we are eomDarabiewitb other Dondsili Meridian; I
will be available to ~ this item Mth the Citv CoIlI1ci1.
40301-Clarificatiòn.ltr
¡Jd>IbiI"II"
BRI~ENGINEiadI- Ille. 18811W. Ov"¡ød RcIad'.""'...IdaIlD 83705...121181
344dJ700
Second Item is Condition #IS UDder SITE SPECIFIC COMMENTS lFINALPLAT
Condition number five states: "Streetsigns are to be in place, Wi!ter system. shall be
approved and acti~fenping installed, drainagelQts.constructed, roadb$eapproved
by the Ada County Highway Distriet and the FinalP!atfôr this subdivision shall be
~ prior to applying for building permitS. ..
The Developer is req~ .theCity Council approval to allow. Briggs Engineering to submit. for
a Zoning Certificate andall(Jw abulld permit for Club House and pool only, These
Qn >1'ovementS would talœpJace with the. street improvement$. and prior to recorciingthe. final
plat. WeWQuld milld the non-combustible. elements of theClubbCJ\tseand ppolwithaie othe(
develpplUent imptovements to a )Q~ when we can comply with the acœssafidwater
rec¡uirenlents of the Fire Dept. Atthal: point we would begin thefmriing of the Clubhouse.
I w(Juldtherefore request the following modífication to pr~d condition #5: .
5, St:reetsignsaretobeinp1aœ,WIiteIr system shall be approved and activated:, fencing installed,
drainage 10tsconstr\lCted, road ba$:approved J¡y the A.dJi Ccunty Highway Pistrict .andthe Fil1lll
Plat for this subdivision shall be ~ prior to appl~fui' residenûall?uildil1g permits.
~iru:ereIy,
~
Planner
KB\
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~OLUTIONS UP
150 East Aikens Street. Suite B
Eagle. ill 83616
Phone~ (208) 938-0980
Fax.: (208) 938-0941
E-n¡ail: es-beckym@<¡west.net
February 11,2005
Mayor and City Council
City of Meridian
33 Eastldaho Avenue
Meridian, ID 83642 .
Re:
RedfeatherEstate$ SubdJvislon No.6
File No. FP-O>OOS
Dear Mayor and Council:
We have reviewed the recommendations for the Ci ty Council meeting of February 15,2005, and
have the following responses:
SITE SPECIFIC CONDITIONS OF APPROVAL
L
The applicaniwìJl comply.
2.
The applicantwiU comply. United Water will provide the second source based.on the
fact that the NMID regional pwnp station is located within BoiseCity limits.
3.
The applicant will comply.
4.
. The applicant wíUcomply.
5.
The applicant wiUcomply.
6.
The applicant wíll comply.
7,
The applicant will comply.
8.
A Heense agreemenUaøot required forlandscapiDg withm the storm drainage
easement, as the mater perpetual storm water drainage agreement cov!,rsthis
(Instrument No. 104068411). Please delete this item from the conditions of
approval. License agreements are only necessary when landscaping is placed within
rlght.,of-way.
(':..o",umen" '1)<1 Settiog>:g<W1l.t.o,,"1 S"'i"g>'Jem- ""- filef:OlKI8g.Re.:'~-d",
E.hibit"Ç"
16.
17:
18.
19.
20.
'-"
Mayor and City Council
February 11, 2005
Page 2
......;
9.
The buildings have already been removed.
10.
The applicant will revise the notes,with the exception o(.the suggested (13,) The
Instrument Number requested by staff to be put ontbe plat re(ersonly lathe
Bryson and Schrammeck properties, which are zoned .CoG and are not a part of thi.s
plat. Please delete thù condition.
11.
The inlets requireriprap in excess ofßve feet so thatthe fucoDling storm water will
not deteriorate the grassy areas. We respectfully request tbatthe drainage swale
design be approVed as shown, particu.larly since the additional co.g¡mon area square
footage exceeds the additional riprap area.
12.
The applicant wiIJ comply.
13.
The applicant will comply.
14.
The applicant will comply.
15.
The applicant will comply.
The applicant will comply:
The applicant will comply.
The applicant will comply.
The applicant will comply.
The applicant will comply, with the exception of the southernmost ditch.. During the
pübÐc hearing process, it was agreed that the ditch would remain open to allow
ßood..lrrJgation of the adjacent properties, with the feRce lfueoffset to accommodate
the ditch.
21. ' The applicant wiIJ comply.
22. The applicant will comply.
23. The applicant will comply.
24. The applicant will comply.
25. The applicant will comply.
26. The applicant will comply.
27. The applicant will comply.
CDocuments end S.tting<WeentIWcaI S<lling¡\T~ ......fj ".IO!.K I U-dtoopo..".do,
Exblbit "C"
.--f
Mayor and CIty Council
February II, 2005
Page 3
28.
Noted.
We appreciate staff's review of our project. We respectfully request approval of the application
for final plat. .Thank you.
Sincerely,
Engineering Solutions. LLP
Becky McKay, Partner
Project Manager
BM:ss
cc: Mr. R. Craig Groves
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