HomeMy WebLinkAbout2001 11-20
tt.
(
~i .,.f ~:
GIT~"GP' L\N:
i'BBdIJ~ .....:II~ _\alj" ,\tm.
nHUnM~_
~~~\~ ~, ~.~ --~---~~~- ..~_._. _.~
1l ~"i-cII: .,- .,~.., ..-
. "f ~ jjI r~ . . :;:
~.~
~
a-;
. . .~
11.._--".~
",,~".:'l""l
tA...r~~f.~~.~
~.~
A., ~ mfimtB"'1 '.....<< iIfN .. ~.' :,,"'.'
~ - ", ".....~ 'e, :~- ,e ~;~' -' - ,-, ," ,,' " , ',~ i ~ -.1, ,,: ' .' ,,_I "....:.,1
,,,.~ t:I: - ., 'QltgW .,lIft UJtJ1~' ~
~& .. :fItfii ~lW "i, , i_~ ~, ~Id Fad i_
a;~,~1r~t!=~'"
~ ;,,~:--~,~:~~ ~
& ,'~
- . ~.
;: ....
,~ ~~~
~ .~~i;~,~ M..:_~
,~~ ~tflMlflt'(1I1 ~~.
):
*'1
"....~. u.'!
" .l "
. . " iI'!
'~1\.~' ,
.. I
;'.~ ~fl.','!
'..---:0..
I\~ ~
~. --
MfM~~ .~..~
i:
~~;
I:~.j 11M,
1::
:~.;~'._'-'--"--';-i~.'~~ _~ p~.:~ fikDls ~*
~
.
I~
~;
'./.1
1- -.,~
+.=- ~
k
~ft
..~t-..
...._:~._~Ir#P..
.~"I
'fM
~
~~.: ;"-~<l ~ :~
"'....
L~~
;..
I_!~
.
~ia
'f'.
..
it&
~_~. _~. ~~ ~- - -',?_.~n : -~.'_".'.-;:~ '~~~"i
?i;=~~"<"~"~~~.g~,
~-.
\':
..~
D1ft BJJHIlt ..~lMI;.~~_'!
MIfIIA. r. --.oiI'
I I. ~ I
.: ~ - ~-~._. .~ ..../~=--~. .......-
tfi~! ~~d, 1tIt.~",8I~" piM,~
_GIlJAld.~
't~ ~__I~~
" i---~ =~~l'~f{~n~~:; ,~~
I..;
-II<<.~,
,~~~
~~D~ at 1lI___
~~,~u
&: ~ :rl;f1n*. If Ddoilw'.~ 1111 _ ~ .tligftraf"
~ij~
Ji., ,~Wl: _. . ~ ~..O~, :2IN~i\ ~l.'~:iJ 1I~
~~ ~JDlle
~e:.: TF'IMI ~ "W~:-~'''_.W X? II" '--.,'. 11 - '~
~,
.J.:~
IIi, ;~~~~==:T::R=l=~~
~ft;,....,.,~..." _,~tt>>l~.:I!!.'~: ~S41~ ~.~. -_~~~~~~;'~~'~~ .,. f- .;',',~-.~"~:";-~~~
~;-'t.l~:BeiJ'~l' -~". '-~'~S:~~f3~~~.- .-...-.-. ./~W"
~D -.'~ R ~~ !! . -! ~~ ei~ I-~ ; : >~~~ '~~9~~~~ ~~~~~~
a ~a~~fri~~~~_~~
~':"i~'ri-...-~~!!f!I~~~~~~~ ilnl
J.1!11_WR~1 .' .~'_ . _. _ .' _~ ,t,~AA:i[~
~dtlmnt "It.
IsL D"~
11. .. [.Jl~'
, I~. .
A....~ .
: ..., ~t:i. :
~ ". ...
. . f!; ."
I-
~I~
"1 ~!! .:oJ ~ _~a~ '....tD,I'.IJn1.VJ::
I~ hkllll.W.~' ~"'" Irdlt:
1~: ~"~:-_~:~.'~,~'~". -.~ ~I~ Hwsf-tf !~!f5':~~ ~ ~ ;~~.. ~**
,.,.v.<<Iw_.!:__;,)~A---" ,,~. ~. h.'__. ~ ,
~ ~~i _~~_~,<> ;nmI ) ,-~-_, ,~. _ .. 'j ~~-,~ .. W~,
1!!~~ ,~~
It2 ~~,=~( .tlat~ NltItfEiD =, W~ tifiI(~
~lIfedltatt~~
tl-r~~=-=r~='
~~;u~}~~ ~:
iM~~ ~..~I[tt-"
, ~
~ .- ._~, .slt UdB JtOlti mG!. bid It._. - RUif.. ~.t~ It
~._., ,- Jj\ .. . _.~ -.. ~=
la, ~~~,~~~"~:~~_ ,"~~I~i'~~'_:L;-~~;~>~.~~_~'-,]:~~:;~.<~' ,~:~
.i~ __.2f.,~~aB~4~.. ""_ ..~~..~. ._'
~~:~~:It==~1:t':;:\.~~~:t:=
A:n~~ ~-
~p-~~
~1~~ ~~~~r~1~~a~,~:~~~'~~;I~~~'1;
.J~l1IJB ~ ~ ~~1 ___-~~~. _~ ~ ,,~I ~~,~ . ~Q_ fI~. ~plQJBBd _.1.
:iibJi~~~~.
~,,:1:_:n:_ .. -"' --"".~'~;:_:_-~~:=t";., ~~.'_~~~~"
ftI~
i...
I.f.~,
~~l
'~mr!
.1r~~ ir N~"_. ~ 1M _ .e~' ~ _
:t':~!I~~~::rr~',~o'bMiifil.~.)f.
\I~~
~I~!; E~~3~~:=~;~~~=~
,~ PWI.iIMdg.VMI!:~~,,~.rll~t_~~~
'\& .'M~ :~m.~lB~ wMftlfwfi ~.~
;. ,~~1r~":Il~'t'~:'~~~::~ '~~~:~j:tt~~::i,~~
__V
~t. ~ fBA'~ '-" &UP'~BBjfi It~b .HJ~:~
~', ~~ _~~.fk;..'t~~~~'\-< ,.,:i~.<~_ L.,'" '-,
1Tc ;r~~~~i"~-=~
;~:fa=F _ ttIJImUB:II
'1.& =-~_,"_ Pd~ 11lB:;a. ~'tJ~
.~ ~~i B4I4I(f4i-,...1IftIfe
'... ;.;.
\ .
. -.... ;- ~...... ,~ ...... I ..'t. ..~: ~I
. ? . <. ~ c" .'
~ '-. , _ ~ - -y . ,r- ~-. - ,~'- .-1
';~,i:~;=~-==1;l~~~'~[J~~..~'ti_::~".
~=h"~~~ ~~'~ ;~:" ~~ ~,., - I'. limk Sb~
:~~~~~:=::::w;, ~'! Mdln11UJnt ~ Smitb~ amdrW~
:~::~=~~':::1=~2~~='~~
r*-~a'~ W~~l
.--H.-~!lmmJ'~dl ~.l' ~. rflojf: M~sotl
::~ ~:'~ ~'~"._;::~~ --~ .~---~;~ Bd~' -" -.
~...I~_...~ _ ~':~."__1:
~
111m:1~~ ~_Jl~~*
~'~~ ~iWil!l l~ ~ l!EIfI: fiji~~ I, c~ifll} ~1I1 ~ ~~. m~_
~ - ~ ~a,'::~ L. ': , ~',-, ."'_~_:J" ~' ,'-~ -'- -. '- ._C,.., -,-, -- ,< -', -. - , '.~ " ","" - - ,~~,~..L' _,---,_,f; '---'---",. .-' --~, -'-..';,- 0_; cC-- 'L.
.t.; l_t~ :\:'.,~ .. _~'._ ,. . c_:j .~" -_';'!.'.,:_"'. .~. . :.~~:~
~::t~f'~~~==::~~r~~.~~~~=
;.' ~I '.'
~...".i,,, .I.{L.._-I
.~.
..~ "'fmT--.k; m:~""~ ~.. If." ...-,. ','
, .;;.l. -
_ _. ~ , :A;.<:' . -~
~~,~.~~ l~'r ~t:~,:-
:~~~~I~. J.~_. ~ ~~~
'if4l:~ ; ',\~ . _~ ~!~~ IsM M ~tI!W l\t ~ D';wtIwt~
J~f,~~: ~.'
=<:~"-.--~='=2~:::fr~~~~d&~~t:1M~
~~_~,A~.ATlli~
I_It ~.___I.
"":r~!!!!
. . rl.
~" ~
&....
~ '
!,(l "
~ imm_ . ~'. ... _ ~ "__fill.'
MJ[~
.~ ~_ ~ ';~.. IQ~ ~ -c-:,]( mw: ~d: ~
. '. ~i:).
L
~~ ~-~J=$iJk~;_:E!:1':Z5
r,'~ _, 11111111 '..'.' ..~, '. _ ..",:, Lte ~:1"i_ .~, ~. d!:~~..~~ ~r
rt !re~J~~~ZfF7-~:
r' &tf~.JJ(~!8lT"'~ ~"{
I~ : =-~;~~~=~,,:~==
:;:_f,~:~~::5?~==~~i;~~~:::!~~3
~fiB .~~
~"'_~ H.~..~_", ~~ Mr~ ~~;,
e~ _.~7!lI8~~".." r:', , _ ,,~.:
,,01.,
~~~ tmc~~'. '_~h~&Al~~8D~!~.
~:liJ"J ~~
~ ~ ~Jj"~ ~ ~1R1~.IIJt~t.~~A
:'~~,:T!I~I.'~\.~_;'i,~._-,j ~~'\Ii~:~-~ Mf~;~"
1iDR~: Jttrd!j"'-1 ~.A1IE:d!~~\~~:~.
~~ ~~-. "'c-~ ~1~f~':~~.
~~MlmDN ~ ALL.j1lCtL
;\aJ'
, l ~ , .!
Mmll:
~1t~___~~
~ ~ ,- 6.......1...-
~ ~ W~..J~::W~
ill 1A~"i~~\',~~Ri!iM;if\rI.'nm~#.\:~11SJb..
!!I!'i: '~vln::UJI-:tV.~~llMl"~'! ~~)I!.~~i-\~~~
a__w.m: 1bfI ~7JUf'1I8t~t0~
~.!_ ~-'_ .- t IU!~ ~~ ~. "_ . , . .:.~~
~~H'~~ i~f'; i~~'
~gJ.iJhWl:At1. llJ..tl'" ~ ~a(OC:.
;, ' ':r~ JIM ;:~ ~ ~ ~_I~r ~ ',Q)f lhammISntilJ:.. tbB ~__;_
~.tJt~~M_1\
l:.t;-,:~"'_r,;. ~ ~.'~ : .~~ I~~r
~r;.~i ,~~~"
~;~-'~ ~.~r,~~ 1M.' -m ba~: __~mfl~~~ la~~ DJ'~ f3~':'
~': ~. di.,. fI.Hr~11bB .._'. __.._.'i' -~ .:;..~R_~ ara N~ Ipa, 1I~_lra.fl{
;'i.,:a;~~~if\~!fl ~~~'.I,ti~~.~. i .~..~~Gm.~
~Lq~~ ~~~ I~I ..pl!'t~..~~{:
~t.-- . ._-~: -~ :1hBm.~ Iht, d! iff&> pu Bfmvl 'lrsifIA ~i :~,,~: ~l,
~~'~~i~
'f~ iAL.~'i:: f~'i~~.
~:~~~.: YM~a~1~
B~ ~g'"~ ': _~~~~~~ Imlb~
iM ,:FIi~~~~~ ~"';~ ~', ~'"~ :=~~~~~ .~~,
~~M~_- BarrBmiIL
n:~~"!~~~~~
mJ.a"~~f.a..~
<.
~ --~ -~!: "'; ~ T:,16'ttI q ~~ft~~::~~j6il~l;IB~~!:L,.: F~::~~~: ~~~;}~"\~ ],~~ ~~ ~~:er ~}sm~lmz
.. '.., ~~ ..~~ <C. L- E._ . .~~!~ ~ ~~ ~,.'~. _ ~!! ~.tJ',.I~~ ~ __ ~.'" ~~~~ ~J. '~'~'r__... ~'l~~~ ~
.. - ~" ~ -...' ~-- ~..,~:+- --.-. B'.' ~ ~. ~-r~'~'~ .
. I ~ ~ . ....
, . \ ". ! _ . .~.' _.'~ _'~' li,' ~ _ ....,. ".'. \ .' ~. , ..~
(!9.
~.. ~~i ", .,...
~EJ1~i~ ~~~tt,~t~~. - ~___~.,~ .!.
~*&Ift~ ~j ~fJ~~
D~ 1/ ~': ~u
81J.@:~ ~ !+;i.~ ~: t.~,~.~
~l _.apf~
~ Mr~~.._nl:
~~ ~,~;'--,;-~:}I:~-,;~ ~~~~..-:':';:'~~ ~~ ~~'~~; I~ ~=
~~~m~ t~ ~ ;._',~._.~~ -;. it III ~Bt~"tm ~fI~ - ,-'-.- .~ -~'11.-',-,..-
~~ s~~~.;
miSe ~,;
" Et!:~~~:ii~=~~~:S:=t~
WT_):r...tftlJ!~ ~ ~lE&
~.;; ~~ ~ ~.~~.. .. :-~ :R~l~~~ ;tjj*i~fj."'.'1
f !
:m 311,-, -J,Oi,_iW, ..JJ~ ~~iltIi1'It.)~t,UIt~.... '~:,,~
G.,
r~ 'l~~;~J~
~~' ~'~~ .I:~'
~WJI'ilu'il.".ll'f; DIJI:~A~ ....
I .~.~~ ~ ~ .L~ .....~ "~....l."H-^I_,,
~, '.
. -~~ .... . ,~"- ..- .
" T....."
:..:........., .-'...." -:.+..... ~:;
. .,. ~.. ~ ~...... ...,.,0;; -- ..~. ~-
,.' ~. ~ '.. . .-..-, :A_xt~' -..~ '~,' -. - ~-'... (,Ai'!:if~.t.f~~
"':ci:'=.. ..~. _~: ~ 1._._. _~ ':.. m~7.'~' _ '.'", - ~ L ~~~Ri r."
;U=~~;~~l!l!c:=='~m;r~~~:
,,,"
;~~.~~ ~L
tz_- mitt Wmilm fflM ~ 7ffiRi ~ --. -~~'., Ib e~..
~~b;!I_~f'~~t~~l~~s~J~Q- ":l'-", ~:O-:~~;: "-,. _f mn.:
lim 1;~.7
~*_:: ..~
~ :.1_~ Q.~ A~1dmr;~_n12 11D11j.m __ .t'~'i
M~ ~ ~ fa. ~t~ i.~RiJ._ @fiJ A~;jg~ji
~~ ~atl ~r- ~MIIOrI ~ _:
i.~~!i:.~~'~~'l~~~ . &~t::,~ ~~~:e,_.
~~,~: ~~ ~. .~.. "~~1i EB__
~ TbHi ~ti; Mr~, tI~~
~ ;tDi,..' . ~ -""~'--"~~-:'''\''
,,~~:~::=:::warti_~.._~~~~~~
1Itd~ :JJ)~Qlt~_ tif~,..~,~
:~~iI_Q t\_~ ~ fhQ Ibarrp al_;..lfI,,~j~ CJID\lI&~.~
~::~ !Jl1Imkp~
~ M~HtP~~l~JlNJjlln~iW.~~i
~~ ,~,;; ..; ~~~rr~ ~!nw ~~ ~~~F~~
.= _.' _. . __~. ;~-~..Jll~Lti :~~.-.;~" :~~~~~ ~: !!!!f}.r;! Yi!g,If.?~~I..JLlVg"
i{~
~~~~~i~ ,""
(, . ,~
~ ," ~ '~ ~~
~Ibd: ~ Ia_~~:
~~ 1*1.1'}i~i~
Affd~ ;lIr:r'..,~ ,~_._ \~~
~.. ~".x'- .~' ..
-:.. .". -I ."I~ -i I - I
. ~- _~.:. ~:~ _.:~~~ I ~~;~~ ~I~~~ ~~~ -. .'. $
~~I~;::~~.:=:r::= ~ WWif ~ iti.~ ~
-~~: ~X':I:,
~~~b~ ~J,
c ...~~:~: ~~
~~~ _~ ~,:~~ ~ili~~'!!~_~~~ NUJt1s ;m!tlIf1i D;
_..~,.. '-'1"
: ....: ~ ... ... I:".; . .....,-; ~ ::: .
.-. ;;. . . ~~;;~. _....';; ,.~,
~ . _II-jl
n
RdJ~catl~ 1f.'N.~)BiI ~,~J_r:~~~;.~!'AmtsfS8~.~
~~~:!..~ ~:~~~
~f,~_~;. _.~_.:^~~,-_~',;iIt ..1Ll kvm~:,
~.~ ~~~.: -~~ ~Ir., .~ ~~. ~_:_Irr: Ifld n ~tIi~ M~: __ ~ :~ Iti d d ~ _111 ..,~-.- .'~".:~
~ ~;~~~':.__d~_~_" '_==-~:::~1:~~ wlln.. wi ~g ~ dt
ft. Mr~I: ~ kit ~ ;f.~t' IJ.~'!' ~J. ~ Award Df 11& ;~.8ttmt b ~.~:;
C"'- '~ ....,~, ~. '_ .o'-~"'-";".. .~- -
~J1<<; ~1N1m ~~! ",tar1~\!1.1~
RmJ~~.lii'~'i. ~':,..:~~.~~~.
~ "~ir--A'\1"( "T"~ - .- ',- . 'A
~tm;~ ~'~~~ :JUJ;~' __.~..L ~ ,";.' ~ ~
M~tQ'~!'~ __,;~ ~ RlR
,.:~a ~~".,;,~;::_; ,,___::~__~~~~-.~ ~~ ~,~~~~'~"
..mm. P1 ~D. ~IIR ~m R_.., . '__j'--..' ~_ far . ~
__. ~W@ ~ => ~ .1mB" D1 Me~ RId
~:rd:
~efi ItiMl JioL &; fj M -~:.,,~~ N@~ ~;I~~ Th~" ~ i, ~-mr'
- - ._~,-- -- utd zoni ' fit .~. ~ .. it Iii ea ~ 'iftr lie
~~~.~d'~~, ;,.,_~~~~.;~~'~~~;':,:~~~ ~~=~~ ~~~~~~~~'i~~:
~~~!: ,. ~ .- ,'~~J~~~~~!.:.1~"""."
~,. - iW..f.'M~ D~ ~'(1~'l.~,
rr~I~~~m~~=:=:;:~~t:~~~,::t~-.~~.~
.. ::f.L. ij,ii~,.a" ,",,-. . fI ~ ,z' . ~ if -----.<-- - _m~ ~ 11\ rluhllbL - ~ ,._,~--... ,",- - 1;~q
rinD ~.mj~' "iDJ -'JI'~.<-' ,,- .- .- ..-~ ~--~- ~ ~~f'*'
1huI~dkla_":iP]f~b~1~~_. - -- ~-~~.~~~
r.~_ ~ i.~.kJl9 ;-I'r~ ~~.: ~ ~t..a:.d f:G~r .': !) '! ' !-.', lllft .:~ ~" .;~1Jf;. ~'..'-' "',-- - . ,;:;~ (~~ ~~~
YY:~_. _ ~ ~!:~~~~ ~:~~ ~t;L~, _~, ~~~~m ~~ ~_~..I ~---~__~ I~~ ~ .~a ~Iy!~~ ~~~Il ~ ____ _ ;~:~Djii!.(~ &~~
'~ k'th., tmA1i filM!1- ;Gif~fit; ~M~~ ~
:&:w!~~e:~==t~r~)~:1m -~
&*~,
ilifi~ l,~,' _ .._!,M~
'Ib_ ~t'-.~~ ~AIj ~thJ _~~ ~iJ: UtM Ie ~ lit ~~. fit lm ill
~~l(-'-',~,,~_~ ~~;_'_:' ;-~! '.l' It~ -~ .~.~ .-~-~~ ~ :~1it~
~fii. ,
~~~!-~~ ~~ ~ /~:
~-~
~ .*~~~
:~~ i 1~ ~:~~a ~~.'~-:)Q!fi"'M~t,.~ M,~ "a ~~_
_~- tm' __ _. tir;~" refM '~.....~ M~ I<< :r., . .'.-<.-=- J9i ~'~_
~~:~~:;' i_~'-~~d1he~~~w~'AJitijtin~\~
ii.i(~,..,1tI ~
..:~ ...~
i ' ' . .. ;'., , . .'''.. '.., .~ :-, :8 · · .
~~-~
~A ;~-);.~ .,,~~....~,..,
~'.~.i -:;=~~'fI~~..,tf1t;I~:wE~~1@B
i~l ~I !~,mm~
~Io*~ BJqt..s MEf.~ m~ ~d Id ~~ jlf1t 1Jq~
~.i'I :U~~!j~~~~~~~~~~~~i.~~~.~
~ :Hf!t.. - .'_"k MaflUtj ffI~~t. tr_i~.I~d.J4.1~.
ROl1iQNt ~~ ~," ._..!...A~~~
B1m:~ ;::E:a;tS$i=~;~!5
:==r~~~:r~~-~~~~~r~: .... -~~~
._Iil~
1[. ~~
~ ~'L ;,.. i!f ~ ~ N NIW:. HMlnl ~-.~ ~j y_\ ~ _ 11 g' . I!I( tb1
~..~*iE~~ .~~: :, " ' : ! " ~1:," ~In,' .:;.;~ 'J.' . ~ )<,"', l__~'; _:, < - L..;~. ..., M L:'..' ,'",'~'!
\,.t; ~fL3J d.,. ~.~ _ ~~~~~,' ,I'.- .,~..~ <~'." ~ -~~. Wv.~ ~8l iI~ ItfJ __111'111m ;.___ -_.-'~. ~~~( ;": '.
r
~t~~.~
~ ;-. ft,Bl
{
~'=;";~' . "'-"'" 'Mr-'v"'. -~ _.. ;FL - -. -..-
. . - -
:... .:" I . .. ..
_ .._..... _ ;_'!t~ L_L_.~.!-: _:. _ _"r- ~: _. ~ _ L '';'~
~~~~~~;: a,.,,~~. EF.~~
~~, 1~1j'f1i,~. CiJ..h!~
~ I.~~
.~~ .; ~ -.;";tf~[ ;~~\ ~~,:_~ ~~;~ _~ ~ ,.. , :~. ;.~ ~ ",~_'.. _ ~_ a; I omnfhi.
..-.-. -,.,-.. '~-~' _<<ED" --" 1fj~-MIiIJfM' - ., ~. ..
~'m.b~ ~..'. ~.;::;._'-~:-:"~ ,~a:~-~i~:~ :=[,,~~
~.'~" 1IJt~. ~ in':~ 11Iiat.,.,.
Iitd:. k m~. ff'~IJ 1lI.-_. -".' r!B4i Mf4l ~'lffiI;~~ e<- >WJ ~ Ii _.
~~~~~~'_.':~_;>_i ..-~-- _~I~k.f'w~~~~,Z-il~~--
~)
~'\
~f~" ~.~. ..
" =="";-""" ~;-"'=- :~,. ~
I; '.' . , .
~<u,=_ ~~~ , _ ~(_ ~_ ~j' . .~ ~
;.;'
='~7'''1_t~~;i~~=~=!t~~~~:
. ".- JIt . 8WiiJ 8lD ~ fa" it ilJIi r' . - lb. ..
'~..-,~ ~,I,ilt.INtjfifrm.,.~~~~
~IJrd~ ~~~~mr
Rd~~~: :-:1:~~"1 ~ltteI1 ~ IOr_ m ,~_ ~ ~ ~ I(i~
~~~~
II. ,~~ it!I LlP&81B4\_~
'W~~
1Itd: ft ~iiJ.l~1f up.~ Mitefe tke ~ l1\ii m: . - .,1 d rM1JI [_~
'~:.~~:r1=1~~~'~:~:-~::-_'-':i~~,~
MlIIfllm
~!~~~ ~.&,~~~ ~~. ~ ;.~~: ~ ~ r;'i~~~:~':'~ ~'~,~~lJi! ~~I~ 1~~~~ ~~::;Nfi.j. ad ~pj':'.i~&q {~j
,i4ii.~~f ~ ~-~~!,!~~ '~, M~ :~., Ji~.~, ~,'U_; ;'-r'" . . . 4iWil:u:m:1W ,,~
~~nr;: ~-- ..... 'V -- ~<~w.rIE::ytB~
- .I7:'~! C':IJ''! ~~ I&l:ij I~
~m~,~ld~~
". '~J. :
\-
r,~~'''r~~: ':~i j;i?i~iii~~ ~\ iitl~~,.
~,J;B?l.JjI~, {t~~ :;I~~_~!Ki: QD. p1iM'!l~1'
ltt:~~~A~;;;tQ~.;t~!md!~.neDf~~&,
~:,~, El~:-\~~~~~J:---.. -~~.~i~iJ~~~Dt~
l1t~~ ~~ ftI~ mitt) ~dl~ ~'" ~ ~,r ~~ _ 11Im ~; It [pm.:_
BI;:_~,.:f~ I~
:S :! ~ ~. - .~ .~'.~ - ~, ~:~~; :'lI-/fAI~~;'~. ~ ~ ~~~'~;~_ BrmiD~; W~ ~h~_ ~f~ ~'A:~ ~~T~ ~n~
.~ ~ _ _ __ _ ~7,. __...,~r~ ~~W~. ~9~~ ~~i ~W:! _" ,.. ~~.~~ "- _.R .. .~~~,__.,' ~~G&l J~U___. a.J.L~il.Wll. ~ul~
_t I"f - .- ~" ~ ~L:tsti~.~- ~',~. ';, '.' ~.; <<iiRM ~=~{!:~~ ~Jf~'~ :j~~~'. . ~ '- ... i:' ~ ~'~fI ~~,
_ :<. -'"'t=- - -~" -- ~ - .~.~ ~H\t!! ~ ....-.L.___ ~~ _ _~ !t~ V_ _ , IL~
. Q' 10 dr~ I:'--~ r_Jalt _;~ Irs _ b ~ m' . ~. ~ ~~'I ~.~
a~~ tqfWtJ Il M - . ~. - .- "'~" tict_. ie;~e .iifUtllftj ~._ g, '. i ,;'.~, '
IvJ ." .~,--. _.' -_~~ ! !~.,\:tf.~ _'~.~-U~ .:S. v..". ,". ."'~.~ ~:.~ .. M~'~."~- ~-~~~.~.~ ! ..,i_ ~.-
:~1
~ ~ ~ w._.Jld.~ ,lwi , ',' _ tim, me, lam, h ~ tra1&. ~ sD.IlG liiiiifl
} ,"'~' j,,~~~ ~~ _ .:.: ..~:_-~~~ ;'_""_<0- ':.'J Itm: i; ,_---,~- ,-,}:~~-,<:_;:" , blaf l~ ~ .
~_ 'fl'J 'm.~t-~IiJJUM.' 1M ~ - ,"w., 9f ~... -" - ~ m ~ ~ ~~:t- ...~. 1~a
'1'dt~;' ,.' ";- ~'" a,i; -~;-~ .' ;: ,-P-" t:,~i~; ~. ~ ;:"u,i.. .J r;;:"~-:'~'~;::u::,~;,~!~~;? ~'~ :,' '~. _" ,',;.\;
~. _,_ ~~~~, ~'~~n_ _'_._. __ _m tIQ I 'MUMi. UWl II Be eaa. mt$1Mij _. ~
:~~\~ir&d glj bttb QIl ~mlj iI mora. '. .;.,:. . .'.:-'_ ,;a !lD; pa lmre.,
~~~~ ~;w::t; '.'-.=--.
~~~~~ ~U4~
I'
..~ .
~miy_mjt.__
~.~ ~._r
~~\W~~~ .~~,
~"
~mJJ ,~[M~
.... T~ _ ...L......a....._ _ _-' ..:1"''' ...~ .....~....~:_ ..~~~
~; .-.'"- W'" - ; MI~: '--. Y"~~~~~'. -- '&~,_
b~ ...", ~ dd ~iGtle1 flU" ~ I,~I. ~r: ~. ~'t-
'~~'4i~ iil ~ {~~ 111_ _ )_. ~.i~.~_ ~ ~;~tbai ~_~ .. Im ;,"~.._ ~ - ,,, . ~ bila . _t
E::.::~a5:r=:~r:~:J!~
..; "-' ." T~' .. . ~,.-. rf.l~iiim~! U~~jj 11 '\~ ~v:f~~ - f;. - .~ '
::~;: --.'c--'-~;'~~~dt~~~~~:~"~~-'~~~t;=lh.~ '~~ ,~ ,..:1=
1~:~~~==~1;~~::~~,i~j..~,.
.P .. . ~ .., ~ 61L - ~- -.--' - ~ 'hi M~~.._ '.__'0 .-.
~',~~~l;=~<~~ ',.:,JttJ=l~~~.I'~' -~.r~;,~ ~~~:'~:~~r.
:~.,_~, ~ m~ill~:~f;~ _" batIm 1m dad d _.'~~ _.__~~.:'~"I_ _~,.~.I '~~.,.'~"~,-".: wr_.~'~~;'~ t ":",88."'"
m:':' - --,," .stslb~ ~ 8tm.mc ~tar ~ ~ Ai ~ if'1}I
, [:~,~~~~I~
"~.~~ ~,,~~ ~,~~~' ~:~ _~ ~ '[~ ~~~ ~~.~~- - ,:~~~Jit@-;!~~ .~~
~ ~i~_ &f J;!l!~r.~ .-. ~_. . ;t~ fl.... f9 ---.- . .-- .~..-..- ~ ,- ~. .. . - -~- , ."
~~-~iI ~~~~ -~~,~~p .,~i~~~ ,-~~- ~:~,-- ~~,: ~~ ;\:-~:" :-~. ;:';;. .~.
, ",' .UlI---~-~Mr.- - ~.~ _~.~..-.- .~m1~
~~'_.~~~'~
;~ . ~!t '
'. .
*at~l
~\jg
~,~~~=~~~~=~_~~~'hlfI;~m
~~]~~w:~m~, fi;,r;:'M:~:'id:'~~ ~~ ~~~~'>" -~:~:-:~= =~f=
/ '. <"", -11GB MId' ftUi imC '8f~'1 . ~-," .~.~fiti I~ .. -. tf bI ~ fdt;
~~~~.~~_.~~-""~"f&tt: ~~"l#" '~~~- "'~iJiJia~~~-- 0iJfI ,~,. ., , ,'. ~'l~ f~
~~m~U~ ~~ ~~ :VfiIC~.' .~ '. c: ~I ~~.~g~lB!~Jk' iUM! ~"~ ;. ~.__~'~'_~~~r t~~ ~
~~ ...-.-~.~~~~- ....-,. IwtRrj'
,~:~',;~,::~',:~~'-:"!; ~r<:,-' ':"~:';"";'8n:~"~ ~,:, .-- 'r "JAL \~~,~~'i;_ ;,Ij ,--;._~:;,~"' ~
,~Im_~.M ~ BLampJS ~k,~
~ ~,~'" . . · ' ~',~ DB m.'~l.lmir
JUJtifl!~ ~: ,=-~~ ~ "~.~.~..ii~
~ ~1D~RfI~ ~JUt?J~,j
~.~=-.-~ -.- - :'r_,~': _.'~ .t,t.llMi;~Di Qgvdl/
Btd: .t.~ ItGlfl!~
~~ .~ .ItA
~~ ~~ ~--~.-~_,; - ~'_:, :'~~,,- ~~~~~.~"~__-~-- ~ ,~~J,~~,.~ ,~;; ~
~~lQd~ fldwbat;~~ ~o~i~JiftR.UIit,.\~
~~~ ~ ..~~; DR a ~ _ jt~ 1R.i~ ~"I:d'A i~ ~.~~: ~ ~ ~G ~1R~.
~dm~.~ ._~~i:~~~'~li~i~_~'~[.~~"~~ii
Ii-_ ;~~ti~,~~"Ii~'iI.... ~" '- .' "J B ~ ' ,; .,,' , ~<.~'~1"~ U="_-_'d~_; _~L'
.'_~ ~-,~~:-. f;_R
:1[;
r.--""n .. ,.-' '_
,.(~' - -.. - ...- ' ~lYI,~;
~.."~~ ==', " "R '~,~
~~W'" .~-_ "; ~;~f~:~~
:.~. ~'~~ , _:;.~ " . ~~~_ _.... ,t.. _
m~fW~ (T:nJtf~~s~.:tI~thS;B fbHd~ t~
~ !~' '~~~ Qjjj~lfi4im'ri 'q'~.~' I!iI ','4 bl ~ we ~ Bnt
DallhiJfm: as ~';~'t _t,~ ~ ~~ tyj i{~ If: ItfIJ ,.11 ikN~r
~~~~!.if~ ~~ ~Mrl '~r dlttfj ~~ffjf~ ~"",,~(4
F'!W,g~.u~ ;_.- '_~'~-_' .~ AI:l..\j ~.. ~~~, M-i'l': ~Uaw:t~I.:~~"'\J{ ~f1t?~\\~5f~
~ ::_~ ~~Ji ~~Cj:;.~:'. '.~, .-~{'U.;".~Yi~ htW!l_:'_"~~~-~ .. , IRS .~!
Iwm\1 II -. at tm: ~ - '. g~p..~ If) \~i~ _ ." .-
'~_ rs"lI M ~itl~ i~ III ~ .___ IBm.
DmlEaG.> -'~-(.'i'._II~~~ aj ~..~
~~~~t\-~~~ ~-~:~
'..-'---~ .-~..- [ -..~nke.;ti "fl'UM -' I 11
h . ami" MtJi m ,~'r.' '.. fA' ..... ~ -. ..~, ~ .~ ~. - I ~ _.. IIlJI
,~:':~~~~~::;r.~~~~=,~\f~\,~~Q-MtIf:"ii~ci:'~~
~~~-~~~,-~~ '
~"1' II ~ .._ ~ I.. m ~ IttlL IltI8 .1_ b f\eNJJ 11 ~,~_
d:~\ ;~
V ~f'
R,t~~-:~_:~ ..~',:,
_(It _-~=.~ ' ,~,'./M__
iS~ "'-'y.~?;* '~"~'
~ ,~~~ :~WnglJ~'
Ii'" TtSt_xdd,'::~. mj M-rr':bt;l~
,~~ . fiM;~_ __ 51 ~J a.~", ~f jJWj;ftj!:J.~\" fm':~ ~!JIII IfII~
:bl IIrl ~f&&J.. ~: - , " ~.
. - "'~ltAmn~
~ ~~~!!;~
"'"..... "j. .
.....~. ~.., ..!! ~!'.'--:-: :.~~~""~ ~. -itt""
11-. ..: ~ -I:
.~. ~ '... ~... . I r . .
.. .. . _ __ ,. ... ...... ._ ~ _ [,'it
~..~ Mn~ MifmRli
~~:~~- .-~:_~'l~~~e=~..; ~,~~~.1~~~:~ ~ijJt~W ~ ~~
zWIl ~ Md ... ~rlMl_ ~. .~._" .. ~'tml bn _i laDG Rm"I ~1IBk~_4i(~~.~.'~ "f} ,
,. .tn' - , , _.- -~- . B- - ._lftI lJ .Ialtl ~ dj'" ~ I
tJ~,~-'~\: ~.~l(~E~ ftL_~; '_f :~~---~ ":,.L,:_, 1Il~ m, -L' [j, ~
~~..,
. 'fF'" ;1 ,
~ , tr.~. .' .
~ ~.~'.,. iW~D~ 1, ,',~ I:; ~.~ bB W Itat En ~ ...
:'av!~1~ie:;l~J=!~1;'-;:~~
, - , "-_~] tfin'i'l1l . ~ itiWlB . - "~i.i . ~ .. ;; ~ k
(;;.;.'t~:=-~=~~=:=~~=.ct~=
'?
~=.~~ t::~~' ;;=;~.~' ~1 ;'j'--:~i~:;;;;~i~~'~'~ ;~,~_~~t'~
tL~1 == R ._~_~= dbsI.~, ...J~.._. L,.~ ~__ __, ,1Qd. . _ ".~, tbIJ pIt hlll8",,~ *d Di I WID lJ~-'
~i~~~~ ~~~'nJ~~lt~~:~~~&, ~~\~n"'~'i~~~~
=-PnJ. ~~~~!~;~J~~~ Rl_~~ ~w..:~~ ~~.~
8d: :l ~~~-r~llR.
~,,~!~ ~~11 "g;s .l:1;;'1Bt11J1~tmi bm; II. plbll "ldai ~ lfh116 ~
~;~~~~;-~~~-'!~
t~=:;7:~~~ii~-a~":~~ _:,,~;,;;:-, ,,;;r";;_:~'~~
, ~ _ _ u._ U.. __ ~_~___. flm.~_ If S, ~ flmtf.Rit t~~.
~D_.r~:.~~,!~
=M~-r:~"~::=::d=~ YB;;~ae MIl ~ ..
==':!=:r:i=-:i~~,,-ud]~~~m.WMI
~~,.,d~. \~~
ftlliuw~ ~~~~
?
~: ~;tIm that ~I wBld '- 1m.. 7U1d.,ift M~ __ we ~~~,._
IJjtM~d_~~ImI~ ,-, ,'" '. , ,;; , h..'
~~ Mr~Nf~~:
~~ ~~,.~~fI(~
~,~~_ ~~ ~~~;;~~ ~~_~:~~."l1e~L*~~t_~~,_~~;~~'~ ;~=,~:
fJ.mt II) am iR. ~_""... ,cur ~I'l", _,,, ..' ... . Lurs it, sAil,,'" ,'. .' ~
==::=="~~=~~=~.I"".B(~~'~'
~~ I,~
~W~-Mfij ,~ -;~
~~(L. ..
~:==~=1:.~~~':~~~=~"l~:;WB
~~ ~~~_llm.;plm.amt
!~fi:;~ '~~"~ --~.
:; ~ =.llfJmk ~_lmi~;~:'flU,adal ~ ~ii1 ~ 100', ii~'i
~..,~:~ ~ ~l,.~ ~'1B~~~M,~~"~.,~~__'~
~, .'. ..- 1~'~1Ial I-.~ta'~~(- _rWlBfA ~_~_~~.'
I::='~'TM~~_~~:=~.;~J~~~~
=\;~':~2!E=~a::t::r::WI=
~~' ~ ~'WB ~t:$l pMS- ~ I ~~D~' 1f*; b ~
A';~ '-' - T" .,- - -. ":~~. - '""";
Qa , -- --~' ~- - -:~ ~I,I?,...
~ ~~._~~~~~~--- :'~ ~ ~
mct~,... :.Ut'-'.' , .'~.:-~" -"'.-,'
- ..... .
. . ...
r~ ::::
. .. 1"1:. _ i ...... r: ~ _ It.':.. _:... _ _~. _ I .
:,,~~~.!; fltWf~ ~m~'~~
~~~'!~i ~~~.... ~,g."~
.. ~., fI :" '~t,~ -- '" ~~. Wjf _.. "J11
)~ J:l);~_tit ~!btd(t~ iitklq &bmlt~~~;
.,j;!
. \ ,""
QJW'"
~ ~~ I~ sM~w.tiAI"lmhBafl. ~~
~Iird'.r. ,-::!;. -~:'!~ >. '~" _.~
, . " . ' 'tJ ,'., .
,. ""'--..-. ......- ~J{ ...... _ ....... .I'='-........-.=,...JUI-- ~
a~ Q.~~~~
t1eiWBrd~ R~ ~~
~.:~ M* ~~\i
~l~~-:_~~~,a,.~:~~~_~~~,~~.==
~, ",~fJS Ita.. __"~~, . _ _, . _. . ~.. ,._,., W00m,qru . ..lJtftidm S8:.~~,
~ft~~"::;~i_~~_~r~:'.::.==r::~J'1
~[
~~~.: ..i;!~~
~~~ ~J;N~
~ ~ :l.~ lljl ~ !lBt1l)~m!e 11111 M11B Ji~_.....
.,~ ~~ Il_~
:~~~E~,~:Z=~ ::iJ:~:
MQhftQN ~m ~~.~_ __1~' -__r. ~:::
ttimJ1{t_
::~~:'._.~fi~j':~!_ ~~~~i;~~t~L~~~
~__., I _,~q .~_ 1m ~...__~21 ._ ,tI; _I l~. .B,; 8# .~ ~'VJj .
'~'~-b,r1rmn.l~'r~ :Ila ~<_ bat'.l'~{~ tME
:~~,~,~~~~
· ~ ~;>;;~~,r~~~~I'~~~~~ : _- ~.. ::-.-";-- '-.S~ .
;r, , ,(.lW DB U?JG l~~'1~.:iUllai IfJi .. ._. . ~. . . , < - .<1JI"Ilb,"
lu-=r~~~,J-'Ii.' _:'l~~~...:~~~~m::~:;::=et::
~~~~j,'Jlr.,~. 11~ '~~".. ~~- .~ ,~.~",I ~ "'~,~i~ f::M;I1fft: - -.,;; ~ .. ~mm: ~~ t1:ir.' . . I
;~nJtB.MI ~~,. -', " : ...;' ',~' a1w&f~~"'J 'nJ;t~~t~~; e~_ -, J~ * ~)~ ~9~ ,"-!~I = ,; '.'
,.~ ""~Ij.,.! ,..~-~~ ~ ~'ft.~. ~~ ~:t.Ul~~"'; ~, t~l.'....","~.:I :.~, ~<~ '~ilri~l =:~ ;-~:. ~,;=.
~f~liI" *~~'- ~A~Q~ U~ M~i~Eia.FJa~.~I~ ~1:iH~~ w. ~ \~ nD';'Bif. !~IJ:t~,.~~~~ ~', ~i"
. tl:
a:~~=~~~==b~~!_=':~~~~
:-:~- "'t~~.~~:~t,; ~!~~~~"~.'~;;;~~~,~~
_ .(.~~_~It~.,*"p ~ BJdIQIJt~" ~~II~."
bDWt,_._.-~t&_~a . ---_-~\~ ~--.,.-~-'- &W8f@1
~~! .,:,,::,.:'-.;' ...": ~ Imt...._'::<::'-.',_~':"bf '.: dt.~':'~".ll~ ..fti:~
,~~~~~ I:~'~;~-.. . {~~ ,r-7}<-_L~'~-f: -'!'~:-':j:~~')II~~C:~ ==
~ - "., . .~: ;,--~.~y~., - 2 ~,- !5:_:'~-~-'._l()-M--' - .~' .~.~'.~' Ibj'.
I,~~,~~, ; '''~ l:2 ,_.; (; - _:"_,:;', ;-~-,T :!J,~' ~~>';' ~..,);~~;; ; ',~< '_ ~~^"::3,:-.~:~ ~~;:~~:;,~ ~~ l ';'1
~~u:~.!.~ ~_ _ . ,.._. __. __ ,..__ . __,. _ _..m~~ fOE W~1Di. .F~ 1_ ___ ~ as _ SIiff
~ ~a _ . '1Jj>>_,~;;: ,,' ,41 iOIht .m~r~". ff PD ,:,_-,,' .-,-:: ,"" Imf
'f'
~~:'~ ~~'.x__
~~-4!&~~~J MIl' ftM ~,: ~i:('~@nl~~~~; ~;".' '>.. n ~d -. mmYM ltJatI a,
~MifBlM\ ImHiiS_\'t'miI.='~.--;' .~. · .~. "~ 1b. - If
:~:. ~-';,~:-'~~:- :;~j==~'.:~-~':r==;,.~t~~ra;
;:'~ln!I~t.~~
r~~~: ~ ~~fi
~~JJfJt.V'-= ~U:lt1EU~I~
:b~'W~ ~1f ~ rmM#.
== ...JA"i:;i/''ii;: ~:l ~J'd.F~;
-~ ~Jw\ '"l~W~~
~~ -~,~'~dJ~il~
I~ '~,. NM' ~ ~ aMilii ~ ~..' 1... ia ~ ~'lU
M~~~.--'; ~."ted_ :_~AD~~:;.~J;I~il~~,..A;
~ ) ~~ll~g;
Bef~ ] :r..!i~,
f !
~~ rtt.~ ~'::~~B kI~1thJJ.i:'~PJJ. ~gm~t
MiI~lf~ _f.~_~
R(~ ~di.
=f:==~~':)=-~3=C&~m:r"'lMJf_l
~j l1NIJ~ r.~ _....
~:'~ &u~t~ 1tW\~- Uatt. ~lt__}ti'?N ^ ~r
...~ ~DA,
Bs.;,~-._-~.'~""'~." ."!~ 'tilL.":"'-'..
I ) L::. .I : _ ..: .
" - =-.:.- -~. .':\: ,- ,~. - - '-'
Ibi Mr~ ~
~
~.~ .~ 1t4i
::~~~';:~~b1~~,:'~V;I~,~,"~P!Q:::'~
--=-~ r..~ ~~ r A~ ~~~ ~ ;iMi~iift1I\a~ii ~~t;at:i:;.' ~';.,~a~' ...~~- b;r~~~~ ~S'"~~M._ r~, ~ft
a~~_ f.H ~[I L.~~I! ~:fU:t' lW~~ _~p \yJDu.~ i!)1JUSIY1D.~ r~~:~ ':iV~11~~ ~~~8tt~~~ ~~~ ~.!,~
. i- :~~L
i, ~ .
"~~ ~'l. ~ gt 'will '.. ~ ifn~ Df~ mil the 1fIml: ~ -4! ~11
,j.-- ~ ;t~ '1Ii~ &~
.!j"",~,dt'.~~ .~~
~:~~!~~ ~~~ ~~~L~
:=~==1:=;~~~~:=;&~!'=
~,~ ~ ~ ~~ ~ ~;;,':--~,. ;~ Mi ~- .~~_:~ ,~:J~ ~,~ ~
;~: ~I~~ --- .~~ ,- . : .,~ ~?_,~~~--- :--. -- .::.--_.>~:. ~~,!Ojj~
/AI01'm~ ,~'.. ~..~-.:~..~~~:~~ ~.~~
'-m'~ PIlJJm\ ~~ pp Itf-li'1 ~ fijj'~~' ~~ ~er 4f ~
--' - ~-' ,', ,~.- -~,,::>:~:- ~~it W,a~~'~:.')M_b' ~ '~..
.~-~." ~l,..I~t~C. ~).'..,L} _'.,:~i i:;_ ~ ~ ~ J.'~_
.. _'tn~ q.!:I1~ ~~i
,..
I.m fm Pvi1te.i::I~;' IIjP Di-IM HItt~.1 ~ _ ~ .'iI;
'!m~~=~~'~~~~~.i~-t:~-,--'-' ~;~:
~~ 'r~ ",., _ 1.' bI ~ ~~4fi Tmm. mi. fOl!:iI ~ "t~ P1af Ed :_~
_-..... ~ ~I'__ _ ~~ ...~_ .................. ........._ .. . "..1-1....... .... I 1 ......._...... ,iIj....1.,; .........~ _ ~ _ _ ....:~~L-i.:--:i....J..:.L.;::::;.~... _ .... .....+~ .... ~___i.:"I.:.._. . I ..1 ~_..~ __. ,L.-. .... I.... .".. ....-, . . r__~ _~:. ..' I .. _ ... ~ _ _ \: _ I ...
... '.. . ~~! Q'fJG~~B . _1I:1~i~tmNjb ..." ft)rDlt
~i1_'~a..;;~tiii"_f~'-~':"~"'-,:,rMJ'_'" .,.,.. .~'.. . _.L_",";,____ '~'-,~ -,.-,....---- ;;
~~ .il~.
.~.!~~: ~~~f~~
6~ ~.e_~r s~ !1 wttl DJRit Kfm)~ ~1 ~~1lM ftt~' i~" Inll 11 _i dBI';
~.Pht~
."
-
~y
~." r'~
,~.i:o;;,.M ~ ...J ...< __~.~ . ~~
i" i!
~, ''il~h ;
'_ ad me ~Ii-.~"11_1R fi(titD0t~Bj .._-,~_._~ - .. ~~ Ii - - -.. ,. . . .. .~ ~
:~} 1I1It~Rm_~fMq~
_ m _,_ . - ~ .~. _ltiI~. =<>.' ... _" _. ~ g ib!m. .~ .. .R,B __ .. .... II Itat,
~"~t~~~~ ~~.~:~~!.,~~ ~~ '.. ~,.~- {.&:~ .K~ ,~U m_~'ii ~.,.,. Ai!II~
:U~~ iY~1I ~u.fW_~~P-CUftft1lB -~, ' tWlta IIt~' t~t.~ ~!~~j.~~1!. D ~~~;
~ r. b~"l~
~~~I~~ .!i ~'R~11i n~i
=i.:;l;~~-~ fir~i; ~ Ill" ~J If. l'~ ~ 1~ IOi ~"
".j~~a~n. ndi~g~ ~ara~!IRs~~I~):
emm-c :~
~,,~~~:!!aftWi.:, ~.B1 U.{F~~\~~'1d1ns~\1tuI ~'i:~~~at:f~
.Dfj--~' .-.' ~:Mt::. ~. '"':
-..-~ .~ . --"::' ~: . ~ t! .. -. ".. --.... """-"'. .... :.
>_ '~. . _' ~ f.. ^ I:':~i~. _' _ _ _ _.' 'r.
=~~~~~~'~~~~'::~~'~:~~~,Dt:~~:f=
&mDJ ~,,', 1_. -- _..- rm- - - - - '=' -, .~., _ N\ . ~-..-.- - -.. - Uil~U I ..
~.6~:,-~I1_~:J::_S_~l.)~:W~'~Yr:=~~4j
~~,:~~:,: J"-"~'~:~~~::'~* ~.._~~t Iir~~~~a:.=-=:
I ~~~F..'T,\ti'~A~~~~ ~'-~.} ~"W' :.~.;,~~...~~ .,~"'"';;~_,. . ..", ~ti:~~~ ~
. ~'QU"mr~'...lW ~tJ._~ tlFll! new':F.rr~9,[~ ~~~\{~~'H~,-' _'~ _-:W ~S;' ~ !'.!~~J;.€:
~..,L:;:
~~~t.~ ,. I8y~I~_
~ ~lD1~i~FJillpt\ ~il'I~;.' -';., _V~i.MtIP_'tm,,;Iw'~;an!Sd*'
~i,;~~~~~~~:~
~~ I._I ~ ~nd..)IJI~~" ~ rI ,.,,~.nellltMItatIt"I" 11IM _,_
ifiSf!l'lil'~:~.~~~_,~ ,ti ~Jm Jlltt~Jl.'; ~ wilb.:;....~ a'thg .. . Eli bb
DJSf_~_9BiM~~lo' ' --~. --
~~Mr.!~~
~ It&..~j~
~:. ~u~..}'~ W ~ r.mt\lltnt I 1dnk~llatour M ts U1J ~ ~.n~~.~ '., ~ ~
,~~~I;~.'.:~ ~~ ~wib7RlI.tatf'Dm_bl,prz~
I,,~ :U~..t(i" ffnDi ~irpMltd~re&:
.~ '..7....'.- ~:',~ ~ .. -~t ~ aIM
.., "', -TIBm" - m.. Ik tlUldt' -.
. .
~ :' .'" AI. - ~., ._~~ ~',,; '_. _. PDUrB" _"'~-_1._ .~_.~-r." ~~., .
\~M ~~; fNjf~,~ ~~ ~rh"=:"~"~ ~~ ~~rd ~~~. :~~:~ '~~~ ~~~~~~~
,~ .." '. "~._... ~j'~~y- ...~.,~-~~~ -~ -, , ._e~..c- ~".I:!~~~,~~1S JU~ ""......., ~~ ~~-tWM;::l.. ~ p.iJ~" J.tlLJ,~
~~ ~ '~_, . -. < ~ OJ',- . -."';di~1f)."r~(it P~jHtll0$1 ,.
.. .. iJ"";bBR'
: :. . .": . -. ..
: . .".
... I .. . . ..
... -- . . ~ ..... ~.~. . ...
::'':'':'':='''''''~: ~ '~~'... ~..~~_ J'~
_.a.. ~_I ,wit ~~~.~"~ ~iD H I~ 1m
~mk~.'W~'f_;~;~~b~U~~,-;~- '-;--~: ,;,_~'__..~.\;,gq:i .; ~!_~
, .+
, llt t . ~t
;;' . . .
)'~~ ~)~~~
~~ ,a~~
=:~~~~! M:"bRkt:~~~ilkamdtaqIJ&M\...,
~MQTll1N D~~;: *L&"'~
s~; QDV~ ~ :...J.f?f.
.Jkd: :1 :.__~'~
~~ ~,!.~,.~"~ nl tittt*m ~ ~ ~~ b ~'. ~lmft111l MIt
n-'~ _ _' -- .-~.. .':~ ::~ ~a Il~,~
n.~~~ U:~ Ar.f!l:~M~.
I:.~J~J~~~ ~~ ~ F'i~'~~
~;:=::~~E2e:~F!:i!!!
~.. ~ ..-: g~~j~~p
(. I .'.-.1..
- I "__.
.. - . - -:..
lid', ,-'" -~-'-,. "
. . ...: ' '- - --
. "" . ..
~- _.~._..." .~'".: =-- - ."_.... - - - -. I~
~~~,'~~;~--',-- ~~~~tr~~.:~:}~~;~~~::,'-~:
DB. '-.'~. ... J_ ~'Oi"ll'1I_~\fl~- - -..- -~- ~~
i'~-~_.,---- _^,'r::':~'P"'~<'.~\m~i_,~,,~i~Mr:_ --". :",) " " '-: "-~ ~~.~:,~,:'>~~~:
PWj4iMI~ iB{tj.~ (M. '---.-)~' ,. = :~,; ~__, ~~_: _: tM ~~i::.
t1~'Il' '~i:.~:.i' . .~. '-.
~~_ j . :~~ 'lm~.j II > ._ .">_!. '. .'_
Mfj '~~_:~~;N11.f("J~ ~ ~YE~
~E .Al1-,'ttrtmm.... D1j III ~ U.:~;
8B: ~_,~~;
[k* :~~~,:~31!1_~I~ffal~_~~~
os ~ If!: _,:_~~'=,.w~' _~~~2
~ fMB~.d=~~W.AfJ~~
.'. 1~~1
.,
Ire '~.. r __ till ~~~~w' ~ - ~.,~ Iii ~ ffi1t' ~JtllqQJl) ~ rmmlt . 15
~~: ~~~
-....:;:~
~~c
~J~1; ~.1 ';IQ, ~.". - ~-_...':~- ~!,~ ~~ ~ Amf.~,.~
~ ~.IU ~ tM~ _ h€fd !mmkl:..:
MW1a~~~J!fim Jitl ~_"~
hm"t'a PutiIJli ~. WAR .1~3 ~mhr ~ m ~ '1ilI
' ~,,:II~ '~~~;~~~
~ lmm'13 is a: i:~I~ H.~ i. .~ !'" I _~ -to: lIa8p', tltB
~ .. ~n cst lfiIi ;: ~,~ ,'-'- '-,;;"'", FIiti ~'Ctf~::.{ ~ .'rn "'..' ,," -, "'-k'
;;_':(::;~~~'~~~~~,~"~~~~I='~~~~;~~U~
mEJ ;." , ; . . . \, ~ ~t~j) ~..
" :~r~~~'::u~;~!~==~,,~~'~1f~C~!
~-'''- ~ k~ W~_'''- 'f:Xia in m~. "'~D " lIl1- ~m
_~.g ~~ ~ b B~dtmlIl1,[ if1~ t_ ~ 11.- DiafM ~ ,I.
~ ~ ~~; n __ _, _.~;_~:,,~: : _rti ,'..' I~ ~) ... __'" i!" _; "'", 'JrDf'B "~-~ _ 21:r', '_ - ,;,c,,;;. ,.-- ,,- ;
mIl"'#1l1t~,,.. Itpa ~'~- - ..._~. . - , 'R'~ ~1lJ. ~ .., ~ ff ,. itiw IIaf IrrI
:i :'~~':,;,'~,- -::~~~I~:~a~ -::':'~,:~:,t~~;~,,~~;!~~.-~f:' :;,:'~'it;;'i;;~
:'..~.~
I!
\. ..... ~:
......:0..: :
'-~~.':E~'~-~- 'ft~_"~.J~!lI;.:__: .~~.1fIj1l1jl1L .!RWift~tt
~~ ~~ k'. . -~,' ~-~ ,.-~" - ~ _ _ _ ~~~.r.-, '~~<Jb'~"1 ,A,.'i/l'!IIo'" ~~ ~
~':~.~~~ ..~~!,\V" ,c:. ,. "',~.' ~ -~'. > "- -;,~'.,,~'~<-t,~~,: .~~]~'~~~ ~ .~._._~~~!~l!!_~~jJi,!~.~.~~,~~W.J~
, ,.-.. Ifat~._. ~ - '"~I".~fifill>fM~_ ~.'1QMN1l < ~~
D 81 - ',,~~. to.-f~Q.IVfaa ~ II, ~ .
~,'U~J...~nr .'Id.'~;~~"'4 ~= -- .. \"~d~~rdf-~\'.~~"~~~ i11~~ ~'.~~' ,,~; ,~~~ !,k~ M./~'irr:
~)~ !J. ~r.b?,b.~~~ _: ."~~~W!: _UUJ.!; RUS LUl'ft ~'lD mHe ~~ ;'~~"_:
~m \~j l .i'_-,,_;: _l~~ ~g~f
Rd,;, I~ baR ~
~~~iGB ,,' '''- 'K.li~~'--'tQ
~f~:' ~r\:r1r~:t'~
~~;~: Mt ~E :Ddd~ aaWd,.. ~'~~ ~_:.. nGl.mml1m m.tmmi
~
~.,_ ~:B.~f; ~ .,~~.,~.~_:",.",~-,: :e~,;IIe.~mJ,. "~ ~:>_-'-_,.:-~ ..
.. ..~_. ... -.' 11m _._ l' - i ~ . ~ t, en - ~ .--1 . ~ ~ ...
~ ~fWj~ ~~~~~-I ' _ gm~",. .~ . ~ --~. fb~ &. , B Ru. _ -. _ . _ ,~ ~ .
T
/_ ::~~'!~ k:~ ,::) 811 1M IJJ~ ;. ~,L__~,;_;_ -- ---' ,; -- - ~ if.>>. d b
~nr~..:~~'. ~.Ii.:."~ft.~; ~Z~'~... 1 ~ - --- Mif{J.f~~ ..ii,i ,~~~ ~ ~! 'd -""- ~' '~ ...
~~W~,~~,..'. .JsLa~_ ii.~~G& : 4 ~ ~~~ iU} L~Hi(ls.i;l ~ri.i ~ T~. . V,IT' "~ ita
=~.~=tnI~~~=--~~~==="~i~,~~~~
~-:~- ---- '-~~:~';1~_,~, ~~~~~-~.~;~ -<, .;,~,~;;. ~,~~ ~!:~(~- ~- -, -- ';;m~~'--:"~~
=~~~~~ifl'~'=~~~j,.~~:;~:~-::' .-:~~-':
~ Dlwd~ de?YAUAq- tlr.... ~M7
=w:=.~~~~~~;=~~;:=~..-
IMI~ 1~ km tIII;;~_.~fGD{llq&~
~EI ~,,, "tt~~ ~.. J ~~.!
~~: ,:.e~dV' i:~ ~a~ a~~:"'.";" '~,'~\h_ ~~t~~~~' f..~~..
~,'"b!&l._ . _ !a.~F ~ ;\iJ.illt! ~<<'_ __ _, _,_. _ ~ _ w, 1I'l.urf,.~.QJ.~t. ~ ;"....
'l.J~J_ 'M~~-- ~~~., r~i~~~m1=:" ~ ~<': .ftwt...., 11h).m11kI...". "'::,j: d' ~'"
~U~ {1V]r~ .I.q...'!.~, ""( ~~'I: .-.'., ~~~;! . :' . ~ :':. ;:, ~ .': nB i i ~:r;': '~;:.-' ..,., ft~ ':-'. "" 1 ~~j !".I ~~. , ," . '--.- ,:~. -;:.r.,
,",' ~ _ , ~N_', .'___~' ~:,' 1m _ ...~. );) ,mr .__.,__,._ .\.. ,,". __ _.' __ ,__~ __;, ,.,.. I m: __ __n'. __,_ _,,', __
,\- T-' ,:-': ~- - ~ ~~,:~-';. ,,~t ~r:'.~~ i-~~.'<~:-- ~~',: .:~,'-' -- ~ ~<', ~~ ~'!!f!I~!;', ~- ~~-~
~_ ~~an... R., -_.~_. ~Qt1_. __ _"~~ fIi~ as . _. ~~,. _ ~~
~ ~I_~ '/.I.':I-=-O^. ~.,~..~._" .'+:"~~.
;~ -'- '.~~,"-' :.' ~'.~~~
/,J~
.:. .~' _ It'J~Aj
~!~::'~=~~,'~~~~&fr:.~l~
IIB_ pit<< ;,.,nBtolt __ >,.,_'.__.. _ ,~~rli1U\fDe_ ~ ".~_,~~ "~~"_~'
~ ~mj U"Imt~. <~ ~.. __,._~ .J~;. '~m,~~, ~!!' ,.~ 11\1 ~:''''tI#, ~..
I . .
~~ ~n:tn.ll, -'-;
JRamld;; WDtu ~ ~ '-ill ~ war _~:.waJ II :lJi
A~~ il._
~;
~~.!~,' !'_',:~~'!.l_ IlBJ
_f~ I tiBa ~~
a~ \~;. ~;lam. plibfll fttat w&fd~. _l~Yt_~at\"
~.~~ - ,;~,:,~:r_~iia.;".l~:W~J;:~;~~~='=~
~ ta tiaf ; .., 'liD'" ~~. _ :m:i.It~ tM6' - . =' . -. -', -Df~.. ~:I~
~ ,: , ' x i. /::; ,_; j-:' If " i~ _ '"' -',~',,"~, "-; "";" ) :",,' , :'__:' ~" ' ,-' "f<,'~--'": :, 4-~,;" =~~~~~r: :_:~~ ,~~~
_.__ _A ,.. _ . UJt .__ ___, _ ad it III.t a; __ &mIL If. .~.A ~_ liaS ~,a stiff ~.\
~, _~~i~~~ '~,__~Jj.'l':~'~_ '.~~; _~ -'~'_~~'~~ ___ tltammd~__b~_~.-- _~.~'____.._-.~~~~~' . .~_-'IM 1
~.*~0-~--~~-___.Ifl1~.:_l~. .c;~'~.';.'~" ..4" ';!,'Bl.*:' ,. ~'~~ ~~~..~" ':[~i.tJJI
~i'J'Lf~\"ifa.'lii;~I'~ /f~M~ ....-= ..,,-,'"-.~v+.. ,~~-;: '-=-~, ~ ~-- =-- - A~~ &~,:'~ f~g ~}l!Uk:'r. .,
i~~/~~~,~ wt~.~:t; - .,..r~.~ o(~..<.~ ~- : ';}~ l .! ~v-/~?~ ~. ~.~~ ~S~~!t-!!i,II~~!{iI ~ ~ ~a:..~ ~
klw Ktmt~ ~'~ ,-- [ ,.' .~(t "it ~"m ~ ~
~{,:i:~ _' ':-':: ~-i~~~'~~:'~--~i~;'~'" ::::-,~~=,~ ,~:er+~B~t~~ .~~~
.. .r ___ ,~"JD. ~d1. mI b ."=- j~ . - -,,-,._~--u,% -~..- b _.tfTl, ,1!tI~, tmhI d.of
~ 41101__11 a_.~ __ ,~and.1I _ I,. _ m8~. . _ ,I if was __::
i ~'. ~ ':
~~':9"""
. :t I.
,.<~\ !
lids !a,,~:~~r~r~~~~'I~~ ~"alt mti ~ fmi ~l~~ I [~
~ pwt.'fbs.- .~. ~~~~_:1~!:_..~
~_lltBmlt.'~ ~!_. ~'''''':''__:T:':-~l:~ ~~.'~ "._.:~.~~~~~If'.':,_ ,.;.,.,_.:.,-:
tlrml~ ] ;~ma.~~ft~:
;,~!# --~~~_~,.,_I~lm{h _l~ bf~; ~:~.~ -- tdman" ~~~
:',!'. . ., ~ DB ~M~' ~'JIf.PUgl~~~ .,~ ~~ &I
d -:--;--";_JJt~:~'~ ~ ~~_ ~;ii~J)~." ;~~ ~A:!~Jj:,' " ~?~ nt,_
~~ ~\m~i.
~M~ B~~
=~~~~~:;~=-~~~~~~!:~~{~
qrr~~ ...~~ ~:i..~ln'~~ ~ ~:?Oii''''''~lrt~' ;~~= 'A!~~u ~.,~ ...~ft,' ; _. '11
~).~ ~~5~ _t~ Ifj ~~;m~m l~rI1lWll"I1:t~ ':~i-~ :. ~~,.' e;~~ m~~m ~I ~~,. _ ~. ~
IBlrJON OAIIIt__ _,~~~ ~L.,AYS
f !
~- g~f1i~"~
A~~'~ ~~Iii "~~~
ri.D.,~It: ~mu~~ ;}~..~
~j
~~~ Mr!1 ~1tt.J:
~~~ fi,L ",' f~~~~
~:!j.~iir ~~. ~~]u1.
i, J "
.~"~
U1f
DlIt~ -~ - - -.~. DiAl ~~~~..' .~ J - .---.~-~ 1M Bi dJlfid ~ .-
~~ -, :iA:~.k'~..-::.!~....~
~;.J..~ \ ~~I:'~!~._'l,\i.f ~i~~I:_I.~K
'~B.~ ] !'",,.~~
A~ '-~"~':~ .~r~
~1 Ml~;~};
~~==-='::=~~~~
~;~ ~~j:=~A~ lQ-,..., :'~ii1i.~' 'J~;c_:::~'R~~~=~~-'~t
d)w kr '--.' .. iI1ltr ,rm'.- .~ 'lIJ~!N f -- 'Oft -" . -, li tw~
~ ;~_ <-}>.~ ._4.-jj ;d~~"~p -';"' "'.:,~~' ~i~M~'Ii\1~ ~ ir_lll.~;i:
r===:rJ;~:~:'i:::::~~:;~=::~-
lmtWMftt ....~
=~~~~H=~~~~~M1Bd"b
~11~4ti~ ~ ~~ ~~ ~i\~ ~'".~:_~~ ~-,-:' "_.'.i_'.~,,"-. -\. ~'~, ~ M~ ~
&* ~~ ~.,. !~. ~;J tJ., -"-"'~:~,,-~=~~ ~
MQfD~I.~ ._, ._ ~_~~..! _.. ~l_iL ""~_._'-~'..~
_!t.~ 5l;:::~i:~-~;--~:.,~~~&~~,
~ ~~kJ!~g~.~B~dtt;Ifa~~ ~:
~E .,~: ~r.~ ~itlIl1m1~m ~
Iilk ~~ 11~.
;~*~':;.d"'=~~f~':_~':JFiU~=
~.~~~;
t ~
:~
.~)~
ad: ~~ ~~~ fb; _~1I1, la\ftj toriM M.._!~~
;~ fq~ ~t!m ~~ I~"~' ~~ '. _" ~ ~.I ~ ~ E ~ ffalJ-!In.f{8
. '" .. .~:~ ~!ti~'fM:fiAal pm ~ I~ Qt--"-(JlYa[ _ 111 011
~-~:~~~:~7~~
5.~i~~:~~ti~~lEr~~~;;~:rs=~-',~~
~q~ Mf~~~~!~:~ld!:~~~
~~~fu~l~
11~. i..' ..~ ~~ Ittll@ ~ ;Mft IJ.~ FIilWD H~ N!1_r_rw~~tI rmT}
:-~,,'-_ :,':_~~~" 0ift~'_1.~ ~ ~~ M~~jf:'~:-.~--'-J":JID__:" _
=~~'m.=;~aN:.~'~HMrlttlibm[t~-lrn:~.
~iJ!iJM 1m ~'"::'_u... -,~ ;,~~ :"!Qf b ~.tf1rC\L ~I ~ ft~ ".;~ Ill; jt Pull.
Carnell :-Q~~
='=:=:r~:a=4it :tif~;~:=t=
~,~Dift~
~ Mt~ ~~.- .~ .. -..~~. ,
~~' .lit".., ....N.-~~'''''': [&.
I I.r" ~)'I:: ~I I ~"L~. _ :"'I
~. '. ~~ _._:. ~ __ :."": \' _. '__._ ._~"!t.\" ~'''_!'_ _' u" _~_' __ <f :. _ _
"
~:~!",. ~
!'vt~Jir-.'~~ ~ ifi m~' QiP!'fir ~ .. lM1 .~ b . ~
~ ~ .. _i~ "Ad.tiitiI~~P~.J~~ ~ifil'
e.
X<. x ,~,
. l't .:' .
~ ~_., _.~~!Ib.tl ~_~lt._~.~
~~
~frl::!. Mr~ ~;~
~~... .0;; ~ =-cEiit'T
:. h~---:..' -.~.; 1..If.' . ~ ..',
~. _ _" l.WIf'~ ,
Ir'~: .1r.~ ~~It~ ~e hd~jx_ f guId ~<_'~ u" . Ei_tit. III y~;far~~.rfttr
~,~i.."ii,~~r~ .~,;-:;,~~~: .~~)~-~~~==~~a::='
~~ ~$ri:~';~~1 ~~i~ ~ ~,~ .'..-:~i ft~~~~ ~~ ' .'411
JliGji\ WJ i4.~ ~ ~_ti~ ~;, ttu.w _ !;'!~:" '..f'_ ?~1..:
'~, -'. . ,I,~_' wIl~ ~~
~:
=!::===tS'!5-~,~~m:~~=
;....MI-'.~ '~@fnQ1Jt.;"'f",'~.r....;;..,. :-"-~'1""m--'. ' IJL'" .... ,,'-'. -,-
E'" "" ", ,,<. " . "!'.'~. A.' ~ ~ --'l
:1 '\:" _.... :... :j _ . _ ...:J ~ II ~ ._ ~.... . :. ;-::.:.:.:.. ,_
. ...... ~ ",'. :.~, . ... : ..!. -. ::: ....
~~7!=aiG;;r=~~~t~~
~: .. BBm lfa!~ '15 fll ~_ ta~ ~11f\1 ~~:~. ~.Ifl~
~;_~~~~~T~~}f&~!lmj>r_irad.flBl<<d~
IIJD:-... ;1&'
i ~ ~ ~~ :~I'..l: : -
....1.+ I _I..... ,-.J'" I......~
Itt ~~'kk~)., _41:
~~~ m&rMt
~~l~~ ~--=.~~
Ifni: _:~_.~~
_ ~y~~ ~R Atd~
t. t
~. -. "~gg
'~-,'; _41-"~'~ ..~-,..__._,
:~,_l,;~~,,;i~~/~j ~~;~~~~r,~.- ~;. ;~__'~<,-~'~'~ ~ ....~ ~~~.~. ~~.~;_~
_ ,"' .~.' ....._"parliIu.~ lju1t lat t '" _ fm. 181,,0_-- __mat!tJ If. .. ~; ~.-
itmJ;M~~i'nd~'W8~ -' "
~~.
D'aW~ ~ ..CK~
4~~ _ ~~~~.~.-- ,. _:f _~'~'.','w;..:
!f'
x.r... '_"__,.,_'.!,-.: ",~ llJ.h_'- ,. ~ a_ j.~ ~_ mat.I:~:~_~D_fl ~QlJ
....~~~ijf; ~JII#J!!ti~ .~. &L. ;r~
~~~~!}:~Gl~1~~~~ ~~j1lf!",;!'~ER~"~_~~
~~~.~~._'t:=,~~:';~,;~=_~v:=:~~~.:
n"tW., ~.~. ,.;.
.Q' '. :.'... ,,' ;..
. .~..+rt._ h" .'~ ............-..",.::......H ~...........- .;J!;.~
- -^ ~ lt~ p~~ '~'. "'~p~ _m ~~ -.--', R.' - ~. .-
~11t: tmd":W$ ["~. ~~' :~.:. ~~~~~..~~~~:,~ ~~,." ,~. -,;~
~f}; ~I'~ II if! _.bJ1t1 __ 1Itd; _ _~ 1M [Q: 1-' 'RB~; DIt ~ imtil
ft~"UIS ;i '~-, r~: .' ~_' ~--~)~ Hi)~ ~ ~, .. ~ ~~.__ II ~r jitg~ "~DJ': ~~_ ..- . '~~,.' ~ ,.1baj ~ b
.~' , - .!'w' fI ~,- ~~.i . '~~ . --mn ,----. '~.if J - '.
fJa~~ b~~I1~,
~TW~
_"'!! "t ~
~JJ~ Ii.! ~_t~n! ~If~
~ ~~~,.~',.'- _~~-. '-.-.-~-~DJ4J~~,. ~lf~li~~'~"~L.
~!::"~aDlr~cmJl~
~~ i!Nt_~
'll~: ..~ .~\'
~=~~:~:;:~~:=~,i~~~=~':
~ P$~HfI.i".~\,~w~~bd~
t
<.. ,~..
'J , . ,.
_~"'.~~t&
:~ flt~ . "'_ ~i
=-=~~_I__~:==~:~~~::~"
.~~ b ~.L_'~'._~,,~~' "i. ..L.. ~--'fI ~"i ]tbl __~_; ~'..'.. Ut~~mltJj':~~1t,r; .1:.,
~~.~ ;-_:~~~~-~~,]_~il~;:.~.;(..~==\:t~~~~~~'::~'r.'~"--~:' ,~,_~,~,~i,~_'~~' ~,','- :
ilil.,l'1. . -FleQ~ ._~ti~.. . - ..,.~"';!~ay '. .N~.~~li;t}til{lJ?~~
:t:;j'='l~~_:~EI ,_~,,'~~~~=~-~~t~~~~=
~ t ~fd mi ~rm ~.~.\ ~~ I'~~, '.!.'. m 131mB im~: _y' . ~ ".' .~~ ~'__~~;'I~ . ..~, tK: ~ mId be b~
~ m-~- ~ r-~" "- - Ifl. ~ iI r -- - 'liit; "" 2 ". ~.
~~~~~::~=:~:et~i~~~:::~=
==~-!:~~,:,,~;~~f;=ti~~~~~~~==
ll\me~--"' if-'Im---"~ ~ _t ~ " ..,., II'. &1M -Wl-~ ItI ~ all' .,
~~;~~~b, ~"~~ ~';~:ft~. -L~ ;-- ~>=~ ~~&,~', :--~
~fijj;~ ~ ~~ Pl!w~~~:df
~~; =
M ~1iBt ~ ~__ ~~
~~!~, ,r.m:~ ~ \~~ ~~,~~~~~ ~ ~',: ~ (~~;~~~,~.:'~~
~~"i13trlh _. ~._._ _ . Ill.. __,.. ~..n ____ _~~ ~. \f.,~._;;~jJ,
~:.~,; c:_"~,,,_-~ ".I:'~',: ~,~.~"=~C- .j~= i:m~',: :-~=:Z:~
tHE"4!t .. ..- ':!,u . .. '-';~~Ii ~ ~~L~a' ~t~ 1A~ _ N mrre'J ,- . ". .'8 l~' ,~..,
~j
~~aA~~<{i.1 ~~.Ii",6a h ~~~~11 .'.'i!l'3f;e.~,\.~~ ~~~'Af.!',:~~' ~!r:ti.l: ~~ ~ M
F'V-l~~f~"" ,:!e/~!~~~ ~.' ~~~u: ~.~~ 5l~ !~.Ar~8~~ !.~~~J,!, ~I~~~~~~ ~ ~ ~,~ .I.);"
~_"~~ ,,;:: ",' ,_ ',-" _ d';""~_ ;, ,:1'> ' : _ __ ,_,~, '''', ~ ' '_- '~, ~ '~,,, ,_~, ~> ~_' _' ..; '_-";"..!,'_, _' _;:,_~,: :.~ '"" "" __ _'''', ,,, " ," ~ c""
~ ~fill~ ~~t I rmutl14Qo, IB tbat naa ~..lerJIt~lDhdbn~
1M ~M~l ~~
~ ;,UF;/:ll1rd;.
<:~(
i_"'-".':~
I ...l' .
~ !
=!r!T!;r~~~~~~~~~~~*:=~
~ .--
~'"
:EI~ ~
:~~~ i~!.'~~?~"
~~~ m&;4"':~'~~~~r~~:~-~, ~ ~~:~ ~.~. ~!~lP i~ ~_: -~~r~~;~~;c~-~ ,>
~~~. . ~_.,.1fmj ad ~JIII._. r II..~ ___" _... . ,tmlfL_...litH . _". rt . _ _ii It_^
~*I\~":W'fB~~ r.:Fm~JJM~.~~';:~~::-~--
~~_.~~~
r~~~i '~~Mr1ii:'l ~Ui; ~.~ ~ a-~ ~'iIt" f!
~ 1:1>r=I~ r~NiI ~,,~ _ ~~.~__-= l~Y~j) ~!U~ ~ ~
~ ~~ ~db~ MlcMfi(r~
~ DI ~:1jM~~~ii~fii'lii~~~' R~ ~ ~~ ~~~~~~.~~.~
, E._ , t'J:l'Y~. .K._... ./ _ k'.f:l:~JJ!m.~!i~~M M..fi ~~~1 !!l~ ~.,~.. ~. ~^~!.\~~'"~ ~.Jt~!~tf
fiI4~, :.B~ ~~'~ ;;~, ': ~':"-__~ ;',::~::_.~ _~I1~i~ll1.~~~:-:: _ . ~ _':: ~~.Wj;~ ~--;~-~~;~~~
:.i~:.Jf!t, ,~, "_ -" foJ; ~ 1fllR1lf qaltm ~.. .. ." y\ ~'S ,a~J
~dJm'!.~
~;:-_:~_ '.;~~ .it~ ~,,~~~ ~~:t~ ~~-~~: ~\ [I@~Mi Ibm l_..
,fi_bl:l__,__ ~ ~ MtelJl. ,,,' b.JI~ WI pat,
~ 'i~ :~lJJif~~ MM ~,~~. . ~~ =~ ~ .. f1t~~:I.D!~~;".thtd ~
~~~~~,: i. ,-' '."'._,~
;~~::,~~~~ !.MI..!:; "l'~~"'~:':'
_.~~~
.'
~ I~.~.~_ilt~,~~ r;1i~;Wtii~~a"~:i;'_"'" ". -,LamI
~. ill " ... - ~ !~ ~ .~~ - is ff - fftt4" t1!~ ~ "~ lABB' Ifj un- ~'e rf$I.".tJ$j I~ IN
_"~:~,:,_' ,," i ;:; ~ .;' '" -, - -,' . : '~.. i.,,: ~ "'~ ',~~' ,.'=J g) ;..". "..:;' _,_:~__; ;."..:) ;'._',,,.
:~ ~. ,.._ !+..." ~!M I~~ ~~~ ;:I.,~~;t3~ _fZ: ~ ~ ~~riI~~ ~.~~.. ,;,,~ ~~~
I.~ "_" ~~ ~_ ~!/~~'II': ~~~lAl~ ~f~ ~~~.m ~~~ fJIi! ~~~~~ ~ I~_._.~__.~_~~~_. ~ l~IJJf8lbBRi
j~~ ~. .-'--",' ~t2 ,~,'-.~' I-r. - .6)/_ [aM" W'II'- - --'+= ~7'c;' ~ :~. A +hi ~ n h I
~~'~~~~~~~~:
h___wmddl...IJ. __~ tlI~l.
M~ ls!hat ~fatllr'gm.~ -. ___:It.. -;~ DId'"
~~,,~~onM~._it/-fl~-~;~-_"~~:Z:~
~!r~ ~,~~~'l-.r'..
l@J~Jli!~~ :~~~~.\~i
.:~,~~,.,- " (diIi't... [Qmw it I ~ ..~'..~.~~~= M '.. 'I \'1M ru I. ~ tit1M ".'
~,~'-~ ~;~~ ~ t:1~t'i~ E ~~~'f =iI~l~ ii~ i,~~. ~-~ '''f': i!
~~ ] m'{tma.. ~ ;.-- ,~-..,~~,., ~.~
R-. ~ -~' ,..~~It~ _:~:.ftJtEi...t1I~ '~'M. '~1".at 1h1Q1.plf~,
~!I ~~ ',:' :~';-'~g_~'~~
Iitd~ f. '":.r _..-~~."'i
Q~~'~ 1~~li~a;r.~A~ ~~~yi\ik: ~ ~.~ ia~": ~i~~ ~.~~ ~~"',:I!jBt_ a~I" ~ . ~
R~.s~g~ a"~ ~~~ /.~ ML..~~ ~~ ~~ 8.. .... ~~~.J~ .~~-l~~ ~~,_., ..--. -~ ~~fH - .,. JlDIiO '. .., '. ''''.
Br.~~i':~
~ a_:~; W~~ f. ~!:;1d~]~ ~ff bItt pb~- ~ B. ~I WfJ: ~ I
,'lI ._.
't:
=-,:~ ,r"',~' __ ~::~ ~..'~ _,- j~ ~: "'. ". _ .J ~
~
~ .. _~~ Jll
~f_ .~~~ ':~/~iNl ~ i.;~_~tiII ~~,~~ -~-"'17'. Ii..~~. '__ ~i .il"~'~'-- a:~=-.;..:--; , ~";;:"~L( ~ ~#; ~ti d~\ &~nf!
Il:IRi ~\w:tII: llaQ~' ~,I.U ~-= ~: I-GU ~,k.1.U ~~;,:j 'J~I~'~H. ~l~ll~.m~ ~~. ~f~ ~:~)i-.~I\ i.k~~ W~~ ~\ :~~i.gi.~
ilrJW~ "
'~C!b:~i!.'. ~':~:!lrn1;k~
~.~ ~J{~ ~}~~~~I~f~1
~~~~~~ ;~i:~~'~~"f~-'~i~:..~.~f~~,.<<t"Rii! ~"~!~I~ fD~!~
;~'p~i~le~ ~Y\~'.;\~N1J~ ~~ __81Jbwu.:~ ~
~~ ~"~~.~t: I!l~, .; ~ _*,:imlDm d'D~ IW~I" to: ." -, . Mr~ raJ
, ,,- --- ; - .--- - I~ 1&& fA 'WM~ 1M "Iiiiif t- - ,.~= lilt to ii -; ~,. ~ . ~ 1h II
M ~ _rs ..~* liiMk All M M N~ RtidI 1M .. . _. ill~lf~"
:~~~=J::r ~ 't~i:-=:1im-~~';~::'-;,ji~~:-.Jt~ ;~f
~~:_'~~it Clj~'i:anr~
aw~~~ Mit.J ~
~m:' ./_~WBM,~,
Dey'~l;~~~~ ~':i ~~F~~ ~~~~ t.,.~~~ ~ ~: ;~; ;'~~~ ~:i!f tftI'_~i~~~ ~ ~~ (f4i"ft'{~:i!j fl~ ~~'~ ':i~~'1
.~~~, 'HJ'~,M! ',~. .JI]JJ.!:~~ i~~~ ~,rJ.~~ d~ ;gg .~Q _a~9 ~J JllWr. ~_~~.Q'M.VI"f.' ~j :tUmtt UJ! ~,wa v,~ ~1liiIl )Id~
~";~:~~.~ ;:~i~,_~~:'~~;j;;;-'~~~~:;~ ~j~ ~"'~' -,:~
~___.__ __-.. <.118_ _.._ "L~ .. _ .._ ,itljUStiB.pteB",~'.D..:
tm~'Dtfb.B~~:_{.m'~ttr'-..~!lhatf~tma,~" ;;, . ,- ",~~-'. ,,'.<
'.," ., . ..~~~
' r.'," 7 ~:~-. ..,:' ::'~-' : .'. - ----~ - !,:
..Atlzct;g
~~,~
~,~~.,:::'- '~1:I~~a:.~~~~~m:1::
t ' -" t~':n,af~'!'" ~~~~
~~.A.~: .. . ::..J ~~~~!.!~!-~;~'-T'SJ;~I"t,~.,~~
;
~ '. r ,
.;},
~ ~.~~.~_l8DL
~~~ glr~i
=<'. _' .'Il, _. .~.~., ___It::,,, ~I'
=;, ~ ::=':= ~:n=r~ll~~.ir:r
i~lt1J[~ b'.~
~ "~'~\f#~
~; Ifr~t.\.:~.~" :.., '~. ~,...j.< -~ ~ -_~~:~~
CE~:=;i!!:'~ef1~~==
B&a ~lif#:~
'~,$j~~IU~:=m~~r=:l"~:~~~'~:
it :~: .~ :,.r ~:'- -:,,-' .~:; _ . ,~~ ~~ ~ H';j~~ ~~ Mp tRltr.'~_,
~"""~~-"J"'I.: i'7i- u.-m~
..l~~J\!~g~'~.~,~ l~J.,tp ~,~~~.
~~ ~~~~
~.~~~~?~ ~~
~"_...----=. Di.6. ~liM,.m;I' a ~A ~..- ~~.~ - """'Jir,a~. f _' ,,- , . ._:c. ,.,. ~ ~
;_t~*~i:=~~~~t~~~1h:~:~jli.;.:~~-,-!~j;i:~'-
'~t
~ .. .
;Ild J'd 1..~IJIt,
~ TMRlMmY1.~~t!~
l1Q*~ ~hIt*~~~ ,Al\t~ dIIr~
J/~ 1:~1
" Mr rIam
. . . ~
,.... I ~ -
( ... I I
',~, .0_ .._I ~~ ~ .~~,......... ~'_ ;.f.!:~
~~,;" it...... ,-~.,~. .'.
~_jft~1.\W~, L'V>>:~; .-\='
=)~~r_~~~~'~~~"~~Z':~~~-==_~~
.~~~yatI"J.' .,.'.'ftCM~ - --
~~~ Mt~~~.;
~ ~:!~.~~_~W..~
~~,~~~c,=."~ .~~ ,~[.7 tkmm .IB"_':_--_:'~, '_,.'-_;:~td.<~~~..~~} 1~
r~'_'~~!~~.~'!~i\=t1\!~tJt~:.===;~:J=~
doJt1 m' .,itf:'-.., gcmJ ,- "-gb' Jmiti ~ ' -., .~ ~ 'm . i\ f!fj '. it1~ ,'-"" ,--, ~
~ .~lO - - ~.."M~ _ ~~,.~~.~ _~Ii _ ._~ _ .~~ _ _~~~ . em _ ,',~ ~m
Pi wm ~ _ ,._-~~~ ~ i. _' __ 'iMTlIi-"- ~~ .:~ _-= B~ It ~
wd:':' .:; ~:_, .:' ''i'' .' .', ~_'" ',Ji..I:,.. :1- ,'---- ';~.:''';;-) ~":~~";L
,,~:~ ~ ~~~~ ~~f~~)~~!:~~'" ~3 r ~~,,' ~ ~~~~J-&:; Ii \,;,..~~-~~ lam ~\"~)
J!,~ ~~ ~~ k~8i! ~ ~ ~Sil\Yl!:~ :~ __ Mp.J...~ ~_ ~,i~B:;U ~R ~ ~ il~J.U U~f4;~ _ _ .. . _ ,_._ __~ au~: _.
~,::=7 ..;t~=,~-: ~ ift:,.~ tj)j~ lt1JRt'~ Mt~~ -"
OS* \YI ~~a ~ bib. hi ~ _d li~lIl. _ Dr ~:_t.. ItJf.Ift1)_
_~" " .' ~ '" -_ _ V' ~~.. ~ _"~; ~~b~ ('~rA:~,~4f~; .
~ .,' '._ __."_ ,_. '_IA.I\~1 ,~_~~m~"!
~G~.. .~~.~ ~m.~ 'jJ",eift .ti:~ ~--= ;~~ 1 ~na'; ~'~'...;MJi\.A,i-\..ii!I!~~'~
Siu:m '!!M.r~~ I.V!I~~,',~~ ;1~~~i~I~'~~~X:~.~' r~-}~!' "I.~i~~;~jM~~'_~.'9~!~
~~-
.. f11i .WJf~ I: fS..-- . 'I i mfff\K I 'l#'&'-M"T, Ht.~ ~~~~ ~8 ~.,..J. l'J! Ui.I6l~'s:~~ ~~ ~ 1
,~~;,_ _=,,_ . _ ':. ,\,i,' ~ ;, . ,_' ~'I~ ~)~,'i ~ '.;, ,~_ .:~~ J~'~~~~~.~~Y:~~~~, ~,~~\~~;~,~~,~_~;,_!
~-~j'.t~=~-Im:l'ddlbt~~~fl"'mra~'im~~
~~.~~~--j ~~~_i\WI_~tt_~,.~ ~l1tfl'p~
~ i:&1~,,~ _.~h,~~
~~'l'
~:R@1 MIll "!~~I'<' .
~~li~\,.~~:~~=~j~_P~~::~-~j:.":~.~~~.
)ha.l.I~. fmld" '. ~' ~ ! ~', --(m"~. .....~.~~~ ~,llstllk.~UC~- tl_~ ~ Ib~
, - lIIiIt
l..~.
1k4~ ~i'~ ~ytir~
~- ,/Mr; !li~*~7~
.. I"m~k.
~:~ ~'k Mr~ ISU'f.1f,m wilt s1& _18 d\u!t __ ._t
(S~Jl~I-'''- ~ ---:-.; , t~ .l.~ ~~'~~.~ m..,J,
,~\~.wm,~ ~E~#i,ft.. .., I'!~~ ~~'~~~!:'Q~!/I~1L~~~ ril~ ~~~I;_n;,~EI1Al"
~~i::i.'~C . :i\i"'ti:~ r~~~, ~ ~.~ ~ii!li~d
~~ ~U~Mi' ~J ~1\!M~ I,'J~t~J. ~ ~J ~,~,~
~~~ L~ _.'~ .~_ ~lIDj< A~ ~@~
~,..~~ Itr~ ~r_.
~_ 'Illi~~
~ 1*1 ~~ '_~ .:~" "-"~" ~ ~
r;@~~ iI,__ !~:,... ~ __ W1".J'~.. a I] ~~~
""'rB \liB& ~ i~
.:~ '. ,.:"~~;'~~~
f !
Ihm!~a ;~ ~f&r ~ f." .,~ ApfD.laa": af~ :~. Avm ~~ltt1dteI
'D*.tm~~ _.
:~~~: -.; " ~'~. ~..:~
~ ~; tf$ll.fQW IJJI. (pssliM mm ~1a\ ."" ~ I d rM~ .(1_'
~~ [ _i-,,~. 1:IIIHr~.w~;mr:~A.~1"1.m1"bl~~t
lkif.ftltW ;~~
~ . _ ~._~. .:. . .'_",-.~ Mr~ ~~~.
~_tii~~~
~ '.' ~Ofi:'}'~ ~;~~,~ ~~: ~,~-;~~~-...~ i ~::;~ ~ ,~~'~;~~~':~_. '~.:: ~ I
..lt~~_ ~*JlII1... 1...' ,~mJjto.__~ _,_.~.~;blIlftaw!~~~~_1
.:.~~~~ ~j~)~~W 1m .{_,~@ffdtl..
~ .1EM~~~tI"
\~IN ~~l~ _~~~8
1 1 ~ 1f1!!!_
~ltl': :.'!lIlI~
It;
e
li~~ ,f ~ notl~,
~;~ ~,~,m~~ ~QM.::~.
\{QIIJ.~n:.i'~"'d~~
=~~~~'~~~:r:::-)~::~':~=~~,
===.:<--;;~:-~~Q~4iii:=_"r:~;~",__' gt. ~ ~ mtillibn ma1:ifb
~E ~~:
f !
~'I1~~ fttf, filWj,~
O~nflf[ Mr~~ N:~~
ar:~~~~~:!:~~~~=f.~-~=~,;
~Jm ~~;;~~,~.'~".+.' ..~.:~~_~:~~~Ilat:_~~~,.
~~ _ :-.;. 'W.
~~~ ~V~ ilL !;'M~ IJ:a!:
~I ~ ~~"~5.~
~ ~~ ~..:\;1fi~i~fJlI':.~)i~~<
IiMt 1i&
W~~~
~tenr ~_
~~~Il~~~~~.~~~,,,*we MN a~~<<,a
~_~/. ,\ .', .. -, -- -- ~m~: Mr~~ -JGr~
~ :'If~ ~~tl~
~!I !/''i''!!!t~!
- ~~'
~~~~,~l~!,~,~~=,~\:'t~:~~~l',:~~rl{l~~
.~t ;i~~:t::+ ~~~~}~
~_ ~t:.y._. Wl. _ J?;J.'~'" It
'~~i:; &"ti miii~'
;~t!l~ 'm:! ~ ~~~
:U;I",;2~'~"~~.~~~'l~~~-:~~~_\~r1~
~~~~~.~nrr:1:~~,~{~}..~i~~:i;~~:{~~~farllm ~ - &f".
P I fiftY.~ . _.. ~.._,~ ,_ ~.F. ~... _~. ~Ir ~. _,~!~ ~
~~ fi~ a'~1 ~~ ~",,'kQ
~~.~,'i-~. ~~ ~,n1.' iJM~~- ."_ril~lJ_~E
~.'~:.. _ :~~~_:~. .~:,:: ::.~ m ;QgJ, 1l~1 I ~Hm ~'~ _ .. ft~~ ~ tl(t~ ~ _ .~ .D!
_ a _~,~ ":lll~ -',-.: ~: 16~:' ."~' ".1_ _~~~~__~ ; ...
~!,<~'. _'~'" ";~ :rn. wltb.'BB~\~~1'I_.1 ~j.~-~ .~~ u_: I.tera~~ ( wi! "'=fl ~/~~,
OM. WQUld ~ _.~~ alJD~m&llii ~
~~_:~:~~~mGi.~~;;~~,~:~:~~=~~~~\:~~~~~:
~ ~ _ ~ __, ~, _ .Jl _ ~^ _~_ - _~_,___ . tli ~JIl1_ :g .haw
:~~i::~:'.k~~::=~~!:~.~;~ I.~j MJA~: ~_~ I1lj
- -=.~~
~~41 T&"~~~ ..R,_~~~
~M~~ ;~~13~~1~'~~ ~.WRJ&~~b
"=-~_ ~ =~.i8LfIIa~ .,;. :If!!!t~' ~ mMj*g 'm!"'tiI ~
'~,~': ~~.~
!,!t-!!f~!L~~h!!ilj~~1 ~.~
,,~~ ~~~.
'j,' }'t~i)'"
,~ ,I
~ .
" .. .
~:~ .MdIbn laB ~ ._ _jJ: ~1' fa ,~rmt~ ~ M ~ \OJ1 ",
~~dDl}~:~ .JL.i~~f~IW;~n f~;-."'" ~~~ I~~mj: Is Dt~ q ~f~_
~! ~'f\ll!? ~~ __~ ~ ~._~img _~~ JmU ~~,~~ .Mr~ial"l!{t
[1atl41dc. .~~ .$laI ~~ ~K &tcIa.~f~-~~ii IA
tlA~ M:~ 'ItJllI. ~mJdlM; fI MfdwI~~
.DUIW~ '~"~' :r= ~ ~~~:.~>~ -frit~ --r.~<,.'.> _... ~ ? ~ '0 . _ .....~ __ ti'~~~ r- .....n, , ''-,'~'~~- 'f~,.,
~~ ~ d _ ~ lB. IlfJ'~..~ ~'. J idl;~~ _~"_ e b& B:. (_ttsJrt.ftJJm~ ~
~~~~~~'ii:=:rl'~~~=r~~i~(lab_ii
~:~: ~'~Ilr< ~.'~~~': ..~;'~"'J'! .. ~~ j ?~'.. ~_:'_~_ _ _jL:~'~ ..,..~, for ._II__~ !_Jilew~
-~;;;I.~"IW~at~
=~in_=~~~_~~~i:~i~::;~~=~i~
~..~
Imh ,.
~ ~ Am;pg Ifi1AI~ fit! m:;Wt~lt hMr~ 1M ~Rtg!,,-! _!~$M'BIJ - rt
.""
.~~~'. I\..r~
~,).DUll}h~i I~~
~1\~,..L~~"+"ft ~ ~~_
~ ~J~ ...;~ :~r-' -~-~;.' ~ -"~. .' ~t~
~~~-=fg=k:r'::,Ml~.~\1If~~eim_L ~
~~ ~ ~ Ba'.~..'._ ~_ _l'_jtl'ilB1f..\~" ib~~
1~mu~fiiln ,"!'WifII Ntil~Jji'
l:t~ ~rm_~~~ f~ ;'~I_
C~,,'=';~~';~mf~~~,':~~~~:=~:~~;,~~:~=
t,_'.n -.d:_. '.- "'''-~'l_ ".-. _~.'., ~~. 1[... drR~
.t~~~~~~;'~'.~=~~~~~~~~
\' .
.'~ . ~t'-
~.' A
l=~:r~~i;E:=l~~~=~~"!.~~i~,"-:~:'.~~.,~-~~
~:;;~~:'===?~~~",!~~~~~
::~:~E~=~jr~'l-~;:-:~~~!:~~,~
~ ~ ij ~&.r.t~ ~~~""- ~~~,~f~''''~ ft ~jTI ~-~~--.~, &&ft:
~ltItW~~ ~~ It .~'1.l0 :a~- . - ..~ ~ _' _..j lW'!__lal,~~ a+~m~"__ F"l~:
~~ !W~~;~".~!.~.'.~" ~. " kr~~"_!:fJ~ Mr~ IDrI?~
=:=/~~~~[:~~::::,,=;=m
~~
~~~~
~:.. ~ ~ ~ mdlm :.:~_ lie JL__:~ (a ~':_'" ..f' - :;,"~ tad ~~It~ ,:.,
aultW~":;;:~~'::~~~~~~~! ~~~~
~~
~~WN ~~,.~ ~_,.~~~Ri :~~~!,,~
lea la;, ~~taweJ Bd:YIIld 1Idb4~
~,~,,~t..~ ~ ,';. '~~., ~ ,,:~,t;g. ~ ~y~' ... -
1~~~~;M:~c::~~I:l!g ;"_":i_ ~ :~.,~;~_~ .~__~.~r.~~ I!~LQ; ~:I~
..4 . __~
"m'~ ~
=;:~~=~aJ; m~ mrd;'MlfiifVtlMV~.' 1ti~"_ltl ~~
\! .t~
:t\ -
~j(,j~k~f ~
MU-~:; ~~ .Abb~>~~:~,
IJmJ ~~.: 1X~~...tr.m~.
Cfr.~ ~~\~. ~,~-.,':~. ,. ~.:l' ,-.~ ~.~- _ 1~?i,tft,~ :fI'~~'.~_": j~" tiS.~ !~-;~fwD. :ie..~. - ~ ,,( ,'1' ~ r.j k.:ftft , ~'f.'t'j1r'Am.,. '-, ._.- ~ ~~
':i:'~~~. _ _ O-~ ... 'f"/ ~:r!~~!~~ &~ ,--~__ ~~,5.Y.!~ ~~,~~~I,~ l\ :l1.!R9 ~..i;~~~~~; 'f;I!Z;
_~:/',t'~"._,.._.~ .,._:.'\I_~"'" ~1M1I~:~'sfi"r"~ "L ~
=~ '~~~1 [._!tIlt .. ~ ~ __:' _ .:: ' :'_- _' ~ _,. ~._ ~ Bf....,
U~ '~~ fI~q~
_ea~ MN~
~ ~... Ial a.eiim ~ - .....__'/,..rtft.j~ ~;.i ~,it1~. 1:~ :(~~..~~~~~~ '~:':~~
~~ ~ ~_~. ~~ ~i/=-~>>P~ ~4..'.,,,~ '- '
IH~: - ~~.4t,
ell, ,_ .~: :~. ~=_~ ~~
,~.* ~ ~'_ ~. ;p~~ Ilr~ ihtlt;
~~Qll~ lid ~- ~~ '_~ ~,W..~; ~ MdDag~: ~~,~~ .~:
~Mb~ ~~~: N~"~~. _... ~~ H.l~~~
r~~~~-= =-~7::===r~~.::: ~
mlRm,
11~~Itl~~~
~.ftt~ __.
~i~L\:;~m~lnd~..m~MI~,b~"_.~.~.,
~ Qr...I' ~ ~., '~"IW.J. ~V_'i'
fl....:' '.'/ ..'liE PQJ:QUMID ~rotg~.t'JM~
lPMi,.limJ~~i,~"lP~~
_10::
r .
~...
, ,.:
(~L
.~
ZQill DE 2\ 1'1'1 I: 52
REcorUJE~~ REQ~IFO~
FEEJf__Of.PUT y _..-.-~
10\\35902
UERID~AN IJj fV
CITY OF MERIDIAN
ORDINANCE NO. 01- 9,3 I
----
AN ORDINANCE FINDING THAT CERTAlN LAND TO BE KNOWN AS
SPARROWHAWK SUBDIVISION WHICH LIES CONTIGUOUS OR ADJACENT TO
THE CITY LIMITS OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF
IDAHO; AND FINDING THAT THE OWNER HAS MADE A REQUEST FOR
ANNEXATION IN WRITING TO THE COUNCIL; AND THAT SAID LAND BE
ANNEXED TO THE CITY OF MERIDIAN AND ZONING DESIGNATED GENERAL
RETAlL AND SERVICE COMMERCIAL DISTRICT (C-G); AND DECLAlUNG THAT
SAID LAND, BY PROPER LEGAL DESCRIPTION AS DESCRIBED BELOW, BE APART
OF THE CITY OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO; REPEALING
ALL ORDINANCES, RESOLUTIONS, ORDERS OR PARTS THEREOF IN CONFLICT
HEREWITH; AND DIRECTING THE CITY ENGINEER TO ADD SAID PROPERTY TO
THE OFFICIAL MAPS OF THE CITY OF MERIDIAN, IDAHO; AND DIRECTING THE
CLERI( OF THE CITY OF MERIDIAN TO FILE A CERTIFIED COpy OF THE
ORDINANCE AND MAP OF THE AREAS TO BE ANNEXED WITH ADA COUNTY
RECORDER, AUDITOR, TREASURER AND ASSESSOR, AND THE STATE TAX
COMMISSION OF THE STATE OF IDAHO, PURSUANT TO IDAHO CODE SECTION
50-223 AND SECTION 63-2215.
BE IT ORDAlNED BY THE MAYOR AND THE COUNCIL OF THE CITY
OF MERIDIAN, COUNTY OF ADA, STATE OF IDAHO:
SECTION 1.
FINDINGS: That the following described land is
contiguous and adjacent to the City of Meridian, Idaho, and that the City of Meridian has
received a written request for annexation to the City of Meridian, Idaho, by the owne~ of said
Property to-wit:
ANNEXATION AND ZONING ORDINANCE (AZ-OO-024) - 1
A parcel of land located in the Sl/2 of Section 8, T.3N., RIE., B.M., Ada
County, Idaho more particularly described as follows:
Commencing at the SW corner of said Section 8 from which the S 1/4 corner of
said Section 8 bears North 89037'00" East, 2645.88 feet;
thence along the South boundary line of said Section 8 NOlth 89037'00" East,
661.20 feet to the REAL POINT OF BEGINNING;
thence leaving said South boundary line North 00001'5311 East, 284.11 feet;
thence North 89037'18" East, 331.00 feet;
thence North 00001 '53" East 198.00 feet to a point on the South boundary line
of Locust Grove Industrial Park Subdivision as filed in Book 41 of Plats at Page
3391, records of Ada County, Idaho;
thence along said South boundary line North 89037'18" East, 1653.46 feet to
the southeast corner of said Locust Grove Industrial Park Subdivision;
thence along the North-South centerline of said Section 8 South 00000'17"
West, 355.83 feet;
thence leaving said North~South centerline South 89037'00" West, 100.00 feet;
thence South 00000'17" West, 127.00 feet to a point on the South boundary
line of said Section 8;
thence along said South boundary line South 89037'00" West, 1884.69 feet to
the Real Point of Beginning, containing 20.20 acres, more or less.
SECTION 2:
That the above-described real property be, and the same is
hereby annexed and made a part of the City of Meridian, Ada County, Idaho.
ANNEXATION AND ZONING ORDINANCE (AZ-OO-024) - 2
SECTION 3:
That the real property herein by this ordinance annexed to
the City of Meridian hereinabove described shall be zoned General Retail and Service
Commercial District (C-G).
SECTION 4:
That the City Engineer is hereby directed to alter all use
and area maps as well as the official zoning maps, comprehensive plan and all official maps
depicting the boundaries of the City of Meridian in accordance with this ordinance.
SECTION 5:
The zoning designation set forth in Section 3 of this
ordinance is subject to the terms and conditions of that certain Development Agreement by
and between the City of Meridian and the owner of the land described in Section 1 dated the
/ J t!:- day of ;(kvtln-b.ev, 2tJo ( , and that the uses are to be developed under the
planned unit development process and conditional use permit process.
SECTION 6:
All ordinances, resolutions, orders or parts thereof in
conflict herewith are hereby repealed, rescinded and annulled.
SECTION 7:
This ordinance shall be in full force and effect from and
after its passage, approval and publication, according to law.
SECTION 8:
The Clerk of the City of Meridian shall, within ten (10)
days following the effective date of this ordinance, duly file a certified copy of this ordinance
and a map prepared in a draftsman manner plainly and clearly designating the boundaries of
the City of Meridian, including the lands herein annexed, with the following officials of the
County of Ada, State of Idaho, to-wit: the Recorder, Auditor, Treasurer and Assessor and
ANNEXATION AND ZONING ORDINANCE (AZ-OO-024) - 3
shall also file simultaneously a certified copy of this ordinance and map with the State Tax
Commission of the State of Idaho, all in compliance with Idaho Code ~63-2215 and ~50~
223.
PASSED BY THE COUNCIL OF THE CITY OF MERIDIAN, IDAHO, this 2o~ day
of )ftJv.eln~ ,2001.
APPRO~~Y THE MAYOR OF THE CITY OF MERIDIAN, IDAHO, this 2.otL
day of f!lw~ ,200 I.
f
ss.
STATE OF IDAHO,)
County of Ada.
On this .;2(/A day of AJdveMJe, ,2001, before me, the undersigned,
a Notary Public in and for said State, personally appeared ROBERT D. CORRIE and
WILLIAM G. BERG, JR., known to me to be the Mayor and City Clerk of the CITY of
Meridian, Idaho, and who executed the within instrument, and aclG10wledged to me that the
City of Meridian executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my
official seal the da and year first above written.
{ ~I
ridian\Meridian 153(SOM\Sparrowhawk\;\zOrd.doc
- 4
" ,
H'Vll~
3..CS,IO,QO
~
z
o
I~ ZN
g ~ ~~~
LU ~ ~ f~
~~ >-
~I 15ffi~
~~ ?-:i~
o 0:: (3 r'
0::
~
C/)
, 'LZ~
,H,QO,QOS
I
~ ~
~~
~
~
2
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MA TIER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A DUAL
RESTAURANT WITH DRIVE-
THRU IN A C-G ZONE AT 677
EAST I ST STREET, MERIDIAN,
IDAHO
G & H ENTERPRISES II,
APPLICANT
c/c 11-07~O I
)
)
)
)
)
)
)
)
)
)
)
)
Case No~ CUP-O 1-021
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL
USE PERMIT
The above el1titled conditional use perluit applicatioll havillg COlne
before tIle City COUI1Cil on October 16, 2001 a11d Novell1ber 7; 2001, at tIle 110ur of
6:30 p~ln., at Meridial1 City Hall, 33 East Idaho Street, Meridian, Idaho, alld Shari
Stiles, Plannil1g alld Z011i11g Adlllillistrator, appeared and testified, JOl1athan Gibbs
and Patriclc McICeegall testified i11 support, and no OIle appeared il1 oppositio11, and
the City Council havil1g duly COl1sidered. the evidellce al1d the record il1 this Inatter
alld the Recolllluel1datio11S to City COUllCil isslled by the Plal111ing and Zoning
COlTIlllission who COl1ducted a pllblic hearing and the COUI1Cil havi11g l1eard al1d
talce11 oral al1d written testilllOl1Y, alld havi11g duly COl1sidered the matter, the City
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 1
i.
COll11Cil hereby lnal<es the follovvil1g Findillgs of Fact, Conclusio11S of Law alld
Decisiol1 and Order to~wit:
FINDINGS OF FACT
1 ~ A 110tice of a public heari11g 011 the COllditiol1al use perluit was published
for two (2) COl1secutive weelcs prior to the said pltblic hearillg scheduled for October
16, 2001, whicll was COl1tinued to Novell1ber 7, 2001, before the City COUI1Cil, the
first publication appearing alld writtell 110tice having beel1 lnailed to property ovvners
or purc11asers of record withill three 11l111dred feet (3001) of t11e exterllal boul1daries of
the property u11der COllsideratiol1 lTIOre thal1 fifteen (15) days prior to said llearil1g
and with the 110tice of public hearillg Ilavil1g beell posted UpOl1 the prolJerty u11der
C011sideratioll lTIOre tllall OIle weel, before said heari11g al1d tIle copies of all notices
were Inade available to newspaper, radio al1d televisiol1 statio11S as public service
annOlil1cell1ellts; a11d the lnatter l1avi11g beell duly COl1sidered by tIle City COUI1Cil at
the October 16, 200 I alld Novelllber 7, 2001, public hearil1gs; alld tIle applical1t,
affected property QWllerS, al1d goverl11ne11t subdivisiol1S providillg services withill the
plallllil1g jurisdiction of t11e City of Meridiall, Ilavi11g been givel1 fllll opportullity to
express COlnlne11ts alld SUbll1it evidel1ce.
2. There has beell COll1pliallce with all notice and llearillg requiremellts set
fortl1 ill Idallo Code 967-6509,6512, al1d Meridian City Code S9 11-15-5 and 11-17-
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 2
5 as evidel1ced by the Mfidavit of Mailing, al1d tile Mfidavit of Publication and Proof
of Posting filed with tIle staff report~
3. This proposed developll1e11t request is il1 a C...G Z011e and by reaSOl1 of
the provisio11S of tIle Meridia11 City Code s 11-1 7 ~4, a public heari11g was required
before the City COU11Cil on this applicatioll.
4. The property is located at 677 East I st Street, Meridian, Idaho~
5. The 0W11er of record of tIle subject property is G & H E11terprises of
Boise, Idaho.
6. Applicant is OWl1er of record.
7. The subject property is curre11tly zoned C-G. The zonillg district of C-
G is defil1ed withil1 tIle City of Meridiall ZOllillg alld Developlne11t Ordil1al1ce,
Sectio1111-7-2.
8. The proposed applicatiol1 requests a conditiollalllse perl11it for a dtlal
restaural1t with a drive-thru. Tl1e C-G ZOllil1g desigllatiol1 withil1 the City of
Meridial1 ZOlli11g al1d Developlnellt Ordillal1ce requires a COllditiol1alllse perlnit be
obtained for lnost uses il1Cludil1g tllose requested by the Applicant~ (Meridia11 City
ZOlli11g and Developlnellt Ordilla11ce, Sectioll 11...8-1).
9. The Meridian City COUllCil recogl1izes tllat the proposed application is
ill COll1pliallce with tIle Meridia11 COl111Jrehellsive Plan.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 3
10. The use proposed witllil1 tIle subject applicatioll will ill fact, COl1stitute a
conditionalllse as deterlnined by City Ordinance.
II. TIle Meridial1 City COlI11Cil tal<.es judicialllotice of its ZOllillg,
Subdivision alld Developll1el1t Ordil1al1ces codified at Titles II a11d 12, Meridial1
City Code alld all current Z011il1g lnaps tllereof al1d the COlnprehel1sive Plal1 of tile
City of Meridiall, al1d Maps al1d the Ordi11ance establishing the Ilnpact Area
Boundary.
12. Givillg due COl1sideratiol1 to the COlTIlnel1t received froIn the
goverl11uel1tal subdivisiol1S providi11g services il1 tIle City of Meridial1 plannil1g
jurisdictioll pllblic facilities a11d services required by the proposed developluent will
110t ilnpose expellse UpOll the public if the followi11g COl1ditions of developlne11t are
ilnposed alld the followi11g is also fOUIld to be required to Initigate the effects of the
proposed use al1d developll1e11t Up011 services delivered by political subdivisiol1S
providing services to t11e subject real property witI1in the planning jurisdictioll of tIle
City of Meridia11, alld with the exceptiO!l of tIle z011ing of C-G for the COlTIll1ercial
lots whicll is recolnlne11ded to be C~C subject to the followillg:
Adopt the ReCOlTIlnel1datiol1S of the Plal111i11g and Zoning and E11gil1eeril1g staff
as follows:
12.1 Lalldscapil1g shall be i11stalled as SUbl11itted 011 the site plall. Staff
recoll11nellds tIle additioll of 3 l1ew trees adjacellt to the new btlilding 011
the easterl1 side to replace the proposed sl(yrocl(et junilJers. Due to the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT Ro 4
narrOWlless (3 feet) of tIle sl<yroclcet jUllipers, the City of Meridian does
not recognize the Junipers as la11dscapil1g trees. Additional
landscaping shall be required along the southern property line.
Three copies of the l1ew detailed lal1dscape plal1s and irrigatioll
perfofll1a11ce specificatiollS will be reqllired prior to the issual1ce of a
Certificate of Z011ing COll1pliance. The la11dscape plall dated October
29,2001 is approved.
12.2 All parlcillg alld areas of circulatioll sl1all be il1lproved witll a llard
surface ill accorda11ce with Meridiall City Code 11-13~4~D, and sllall be
illstalled and striped in accorda11ce with the sublnitted site plan and
Ordil1ance 11-13-4.F. That the drive-thru on the existing building
shall be abandoned as soon as the new drive-thru is operational.
12~3 All exterior lightillg, whether attached to the building or located within
tIle parlGng lot, s11all be dOWll-s11ielded or otherwise altered so that the
ligllt does 110t spillover Ollto adjacel1t properties or right-of-way. All
parldllg lot ligllti11g sllall be il1 accorda11ce with Ordilla11ce 11-13-4C.
12.4 All sigllage sllall be ill accordallce witll the stalldards set fort11 ill Section
11-14 of tIle City ZOllillg al1d DevelopIuellt Ordillallce. No signs were
requested under subject applicatio11 and 11011e are approved. All sig11age
is subject to desigll review and shall require separate perlnits.
12.5 Telnporary or portable Sig11S shall be prohibited, and will be relnoved
UpOl1 3 d.ays llotice to the applica11t.
12.6 The existi11g 60' sigl1111ay be retailled.
12.7 All COllstructioll al1d site ilnprovelnel1ts shall cOnfOrlTI to the
requirelnents of the A1nerical1s with Disabilities Act.
12.8 A drai11age plan desigl1ed by a State of Idaho licel1sed architect or
e11gi11eer is required and sllall be sublnitted to the City El1gineer
(Ord~ 5571 10-1-91) for all offOMstreet parl<ing areas. StarIn water
treatlllel1t a11d dis!Josallllust be desigl1ed ill accordal1ce with
Departlnent of EnvirOl11ne11tal Quality 1 997 publication Catalog of
StarIn Water Best Mallagelllellt Practices for Idaho Cities and Counties
a11d City of Meridiall stal1dards and policies~ Off-site disposal il1tO a
surface water is prol1ibited ull1ess the jurisdictioll, which has autllority
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 5
over tIle receivil1g strealn, provides written authorizatiol1 prior to
developll1ent plan approval~ TIle applicallt is responsible for fili11g all
necessary applicatiolls with the Idaho Departll1e11t of Water Resources
regardil1g S11allow I11jectioll W ells~
12.9 Trash: The trash e11closure shall be e11closed on at least 3 sides by a
solid wall or sight obscuri11g fellce at least four feet in height i11
accorda11ce with Ordi11allce 11-12-1 C~ Coordi11ate location a11d
COl1structiol1 requirelllellts with Sallitary Services, II1C~
12.10 Certificate of Occupancy: All required ilnprovemellts Inust be conlplete
prior to obtai11i11g a Certificate of Occupallcy for the proposed
developlllellt. A telnporary Certificate of Occupa11cy 111ay be obtailled
by providillg surety to the City il1 the forIn of a letter of credit or cash in
tIle alnOu11t of 110% of the cost of the required i111provelnel1ts
(illCludil1g paving, stripillg, la11dscapillg, and irrigatioll). A bid Inust
aCCOlnpal1Y allY request for telnporary occupal1cy. N1Y tell1porary
occupal1cy will110t exceed 60 days to cOlnplete the required
il11provell1e11ts.
12.11 Water a11d sevver service locatio11S to serve this proposed buildillg were
110t Sll0W11 011 the sublnitted site plan. The desigller sllall furllis11 tile
Public W orlcs Departlnent a l1ew site pla11 SllOwil1g proposed utility
C01111ectiol1~
12.12 A Certificate of ZOllil1g COlnpliallce and a Buildillg Perll1it shall be
obtailled prior to the start of C011structiol1~
12.13 Provide 5' wide pedestrial1 wall(ways in accorda11ce witll City Ordinallce
Sectio11 II oR9..606.B~
Adopt the Recolllluelldatiol1S of the Nalnpa & Meridial1 Irrigatioll District as
follows:
12.14 All starIn drai11age Inust be retained 011 site.
Adopt the Recolnl11el1datiol1S of the Meridial1 Fire Departlnel1t as follows:
12 ~ 15 Applicallt shall provide a fire-flow as required by the 1997 Uniform Fire
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 6
Code Appel1dix III-A.
12.16 All corllers will have to 11ave 28' inside radius alld 48' outside radius.
Adopt the Ce11tral District Health Departlnent ReCOlTIlne11dations as follows:
12.17 Run-off is ll0t to create a Inosquito breedillg probleln.
12.18 StarIn water shall be pretreated througll a grassy swale prior to discharge
to the subsurface to preve11t ilnpact to groundwater alld surface water
quality.
12.19 The Ellgil1eers and arcllitects illvolved with the desigll of the subject
project shall obtain curre11t best Inallagelnel1t practices for starIn water
disposal and desigll a starIn water l11allagelnellt systelTI that prevel1ts
groulldwater and surface water degradatioll.
12.20 Applicallt shall SUbl11it pla11s for a food establishlne11t.
Adopt the Recol111nelld.atiollS of tIle ACHD as follows:
12.21 Dedicate 775-square feet of right-of~way 011 tIle northwest corner of
East 1st Street alld Corporate Drive. The dilnensions shall provide a
775-square foot triangle. The triangle shall be a right tria11gle vvith
right-DE-way froIn tIle southeast corl1er of tIle property on East 1st
exte11dillg 3 I-feet 110rth of Corporate Drive. The right triangle 011
Corporate Drive sllall be froIn the soutlleast corl1er of the property
exte11di11g 25..feet west of East 1 st Street. The right-af-way abuttillg the
parcel sllall be dedicated by 111ea11S of recordation of a fi11al subdivision
plat or execution of a warranty deed prior to issuance of a building
perluit (or otller required perluits) whicllever COInes first.
12.22 Dedicate 40-feet of right-of-vvay froIn the cel1terlille of Meridiall Road
abuttil1g the parcel by IneallS of recordation of a fillal subdivision plat or
executioll of a warrallty deed prior to issuance of a buildil1g perlnit (or
other required perlnits), w11ic11ever occurs first.
12.23 Utilize the drive\vay that was approved with a previous applicatio11 as a
right~in/right-out driveway located 011 Meridial1 Road approxilnately
140~feet 110rtll of Corporate Drive is gral1ted a modificatiol1 of policy
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 7
and is approved with this applicatioll.
12.24 The driveway that is proposed 011 Corporate Drive located
approxilnately 180..feet west of East of 1 st Street is approved as a right-
irvright-out driveway~
12.25 The proposed interl1al driveway to be shared with tIle property directly
to the 110rth is approved witll this application. Applicallt shall provide a
recorded cross access easell1e11t for tIle parcels to the 110rth to use this
parcel for access to the public roadway networl(.
12.26 C011struct a 5-foot wide detached concrete sidewallc 011 Meridian Road
al1d East I st Street located 2-feet witllill the l1ew rigllt~of-way.
Coordinate tIle locatio11 and elevatiol1 of the sidewall, witll District staff.
If the sidewall, Ineal1ders outside of the right-oE-way, provide an
easelnellt for tIle sidewall(.
12.27 Replace Ul1used curb CtIts on Corporate, Meridian Road and East 1st
Street with sta11dard curb, gutter alld/or C011crete sidewall, to luatch
existillg il11provelne11ts~
12~.28 Replace any dall1aged cllrb, gutter alld or sidewall<. 011 Corporate Drive,
Meridiall Road a11d East 1 st Street witll new curb, cutter alld/or C011crete
sidewalk:. to lllatcll existil1g ilnprovelnel1ts. Seglnellts to be replaced shall
be deterlni11ed by ACHD COllstructio11 Services staff~
12.29 Pave the driveway its full width of a11d at least 30- to 40-feet and at
least 3D-feet il1tO the site beyol1d. tIle edge of pavelnent of Meridiall
Road with 15..foot curb radii.
12.30 Provide a Inil1ilTIUln of IOQOMfeet of stacl<ing distal1ce froIn the drive-tllru
willdow to the public roadway systeln.
12.31 Utility street cuts i11 pavelnel1t less tllall five years old are 110t allowed
unless approved in writil1g by tIle District~
12~32 At1Y existil1g irrigatio11 facilities shall be relocated outside of the right-of-
way.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 8
12.33 All utility relocatioll costs associated vvith illlprovillg street frolltages
abutti11g the site shall be bOflle by the developer.
12.34 Other tha11 tIle access POil1t specifically approved with this application,
direct lot or parcel access to Corporate Drive, East 1 st Street alld
Meridia11 Road is prohibited.
13. The uses proposed vvithin the subject applicatioll subject to the
COllditions herei11 ordered vviII be desiglled, COllstructed, operated alld Inailltai11ed to
be harlllollious al1d appropriate ill appeara11ce or illtel1ded character of the general
vicinity alld that suc11 uses vvilll10t chal1ge the i11tended esselltial cllaracter of the
sallle area.
14. The uses proposed vvitllill the subject applicatiol1 vvillllot be 11azardous
or disturbi11g to existillg or futllre l1eighborillg uses.
15~ The uses proposed vvithill the stlbject applicatioll vviIl be served
adequately by cel1tral public facilities alld services such as highways, streets, police
alld fire protectioll, drail1age structures, refuse disposal, water, alld sewer.
16. The uses proposed vvithil1 tIle subject application vvillll0t i11volve uses,
activities, IJfocesses, Inaterials, equiplnellt alld COllditio11S of operatioll that vviIl be
detrilnelltal to a11Y persol1s, property or the gel1eral welfare by reason of excessive
production of traffic, noise, slnol<.e, fUlnes, glare or odors.
17. The developlllellt vvilll10t result i11 the destructio11, loss or dalllage of
l1atural or scel1ic feature of Inajor ilnportallce relatillg to the property.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 9
CONCLUSIONS OF LAW
1. The City of Meridial1 shall exercise the powers c011ferred upon it by the
IlLacal Lalld Use Plall11il1g Act of 1975" llereillafter referred to for COllve11ience as the
(fAct" codified at Chapter 65, Title 67, Idaho Code (I. C. 967 -6503) ~
2. The Meridiall City Councill11ay exercise all the powers required alld
autllorized ullder tIle "Act" except the power to adopt ordil1al1ces by the
establishll1el1t of a Plallllillg al1d Z011il1g COlTIll1ission by ordi11a11ce pursuallt to Idaho
Code Sectioll 67-6504 which the City Council of the City of Meridian has
established by tIle passage of the UCity of Meridian ZOl1illg alld Developlnent
Ordillal1ce" at Titles XI al1d XII, Chapter I, Meridiall City Code.
3. As part of a Z011il1g ordina11ce the City COU11Cil ca11, subject to hearillg
alld. 110tice provisio11 required, provide for the process of special and/or C011ditiollal
use perlnits whicll a proposed use is otllenvise pro11ibited by tIle terlTIS of the
ordinallce but allowed with COllditiollS ul1der the specific provisio11S of tIle ordil1al1ce
which the City of Meridiall llas dOlle il1 the adoptioll of its zoning ordillances~
4. The City Coul1cil has tIle duty and respo11sibility to review the facts
alld CirCUlTIsta11ces of eacll applicatioll for special use perll1it to deterlni11e prior to
grantillg tIle saIne tllat tIle evidelltial showing supports the fil1dillg tllat the followi11g
stalldards are lnet al1d that the proposed developlnellt: (Meridial1 City Code 9 11-17-
3)
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT.. 10
a. Will, in fact, C011stitute a COllditiollal use as determined by City policy;
b. Will be harlnollious with al1d ill accordal1ce with the COll1prehensive
Pla1l and this Ordilla11ce;
c. Will be desiglled, c011structed, operated alld Inaintail1ed to be
harlnollious and appropriate i11 appearallce with tIle existi11g or i11tel1ded character of
tIle gel1eral vicillity al1d that suell use will not challge the esselltial character of the
saIne area;
d. Willllot be hazardous or disturbi11g to existillg or future lleighborillg
uses;
e. Will be served adequately by essential public facilities alld services such
as highways, streets, police and fire protection, drai11age structures, refuse disposal,
water, sewer or that the person responsible for the establisllmel1t of proposed
COllditional use shall be able to provide adequately any such services;
f. Will 110t create excessive additiollal requirelllents at public cost for
public facilities al1d services a11d willllot be detrilnelltal to the eCOI101Uic welfare of
the cOlnll1Ullity;
g. Will 110t illvolve uses, activities, processes, 111aterials, equiplnellt al1d.
COl1ditiollS of operatiol1 that will be detrilne11tal to allY perS011S, property or the
general welfare by reaS011 of excessive productiol1 of traffic, noise, slnol,e, fUlnes, glare
or odors;
11. Will 110t result il1 tl1e destructio11, loss or dall1age of a 11atural or scenic
feature of Inajor il11porta11ce;
i. Willllave vellicular approaches to the property, whicl1 shall be so
desigl1ed as not to create an il1terferel1ce vvith traffic 011 surroundillg public streets.
5. Prior to gralltil1g a C011ditiol1al use perluit i11 the COlnlllUl1ity Business
District (C-G), a public 11earing shall be COl1ducted with llotice to be publislled and
provided to property OVVl1ers or pllrcllasers of record withi11 three Ilul1dred feet (300J)
of tIle exterl1al bou11daries of the lalld ullder consideration for the COl1ditional use
perlnit all ill accorda11ce with the provisiol1S of Meridian City Code s 11-1 7 ~5 City of
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 11
Meridia11 Z011ing a11d Developll1ellt Ordinance, which provides as follows:
uPrior to approving a Conditional Use Perluit, the applical1t alld the
COlllll1ission a11d Council shall follow 110tice and heari11g procedures provided
ill Chapter 15 of t11is Title. Provided, 11owever, that C011ditional use
applications for land il1 Old TOWl1 alld ill industrial alld cOlnlnercial districts
shall OIlly be required to have 011e public hearing Wllich shall be held before
the Pla11nillg and Zonillg COlTIlnissioll; a11d after the recolnnle11datioll of the
COllllnissiol1 is Inade, tile applicatioll shall go before the City COUI1Cil without
a public hearillg and the Cotlncilll1ay approve, deny, or lTIodify the
reCOlTIlnel1dation of the COlnll1issioll."
6~ Followillg the public 11earillg al1d withi11 45 days after the COI1Clusio11 of
the public heari11g tIle COlnlnissiol1 sllall, trallslnit its reCOlTIlllelldations to the
Meridiall City COU11Cil ,vith supportive reaSOl1S. The COlnlllission shall recolnlne11d
tllat the applicatiol1 be approved, approved witll COl1ditiollS or de11ied. The
COlll111issioll sllall e11sure that allY approval or approval with conditions of all
applicatiol1 shall be ill accorda11ce with Meridiall COll1prehensive Plall, City of
Meridiall Z011i11g alld Developll1ent Ordi11allce, a11d Idaho State law. (Meridiall City
Code S 11-1 7 -6 )
7 ~ Wllell tIle City COUI1Cil approves a COllditiol1al use pertuit it lnay
ilnpose conditions of tllat approval that reasollably:
A. Mil1ilnize adverse inlpact 011 otller developlnel1t;
B~ Control tIle sequence and tilnillg of developlnel1t;
c. COl1trol the duratiol1 of developlnellt;
D~ Assure that the developll1ent is Inail1tai11ed property;
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 12
E~ Desigl1ate the exact locatiol1 and nature of the development;
F. Require tIle provisio11 for on~site public facilities or services; and
G ~ Require Inore restrictive stal1dards tllan tllose gellerally required, il1 this
Ordilla11ce.
8. TIle City of Meridial1 has, by ordil1ance, establislled tIle Ilnpact Area
al1d tile COlnprellellsive Plal1 of the City of Meridia11, whicll was adopted Decel11ber
21, 1993, Ord. 629, January 4, 1994 alld Maps.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby ORDER and. tllis does Order that:
I. That the above nall1ed applicant is granted a C011ditiol1al use perluit for
a cOllllnercial developlnel1t COl1sisting of a dual restaurant with a drive-thru in a C-C
zone located at 677 East First St, Meridiall, Idaho, subject to the following
C011ditions of use al1d developlnellt, subject to the followi11g:
Adopt the Recolnll1el1d.atio11S of the Plal111illg alld ZOlling alld E11gineering staff
as follows:
1 ~ I Lal1dscapi11g shall be illstalled as sublnitted 011 the site plan. Staff
recoll1lne11ds the additio11 of 3 l1ew trees adjace11t to the llew buildi11g 011
tIle easterll side to replace the proposed slcyrocl(et jUl1ipers~ Due to the
11arr0W11ess (3 feet) of tIle slcyrocl<et jUl1ipers, the City of Meridian does
not recognize tIle JUl1ipers as lalldscapillg trees. Additional
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT ~ 13
landscaping shall be required along the southern property line.
T11ree copies of the l1ew detailed lal1dscape plal1s al1d irrigatiol1
perfoflnallce specifications will be required prior to the issuance of a
Certificate of Z011i11g COll1pliallce. TIle la11dscape plan dated October
29,2001 is approved~
1.2 All parldng and areas of circulatiol1 shall be ilnproved with a hard
surface ill accordance with Meridiall City Code 11-13-4.D, and shall be
illstalled alld striped ill accordance with tile sllblnitted site plaIl and
Ordinallce 11..13-4,F. The drive-thru on the existing building shall
be abandoned as soon as the new drive-thru is operational.
1.3 All exterior lightil1g, whether attached to the buildillg or located within
the parl<illg lot, shall be down-shielded or othervvise altered so tllat the
light does 110t spillover 01ltO adjacel1t properties or right-oE-way. All
parl<il1g lot lightillg sllall be ill accorda11ce with Ordinal1ce II M 13-4C.
1.4 All sigllage s11all be ill accordallce with tile standards set fortll in Sectioll
11-14 of the City Z011illg a11d Developlne11t Ordil1a11ce. No SigllS were
requested u11der subject applicatioI1 alld 110ne are approved, All sigl1age
is subject to desigl1 review alld shall require separate perInits~
1.5 Telnporary or portable Sigl1S shall be prohibited, a11d will be relTIoved
UpOl1 3 days llotice to tIle applicallt.
1.6 The existil1g 60' sigl1111ay be retailled.
1.7 All COllstruction al1d site ilnprovell1ents sllall cOllforlTI to the
requirelnellts of the A1nerical1s with Disabilities Act.
1.8 A drail1age plal1 desiglled by a State of Idaho lice11sed architect or
e11gi11eer is required and shall be sublnitted to the City Ellgi11eer
(Ord~ 557, 10-1-91) for all off~street parl<i11g areas. StarIn water
treatlne11t alld disposallnust be designed ill accordal1ce with
Departll1el1t of Ellvirolll11elltal Quality 1997 publication Catalog of
Storll1 Water Best Mal1agelnent Practices for Idaho Cities and Counties
and City of Meridiall stalldards al1d policies. Off~site disposal i11tO a
surface water is prohibited u11less the jurisdictio11, which has authority
over the receivillg streal11, provides writtell aut11orizatiol1 prior to
developlne11t pla11 approval. The applicant is respol1sible for filing all
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 14
necessary applicatio11S with the Idaho Departlnent of Water Resources
regarding Shallow Injectiol1 Wells.
1.9 Trasll: The trash ellclosure shall be enclosed 011 at least 3 sides by a
solid wall or sight obscurillg fence at least four feet il1 lleigllt ill
accorda11ce witll Ordil1ance II ~ 12..1 C. Coordinate location and
construction requirelnents with Sallital)' Services, I11C.
1.10 Certificate of Occupancy: All required ilnprovelnel1ts l11USt be cOlnplete
prior to obtainil1g a Certificate of Occupancy for the proposed
developlnel1t. A tell1porary Certificate of Occupallcy l11ay be obtail1ed
by providil1g surety to tIle City in the forIll of a letter of credit or cash ill
the amOul1t of 110% of tile cost of the required ilnproveluents
(il1Cludillg pavillg) stripil1g, lalldscapil1g, and irrigatioll). A bid l11USt
accolnpany allY request for telnporary occupallcy. Any telnporary
occupancy will 110t exceed 60 days to cOlnplete the required
improvelnel1ts~
I, II Water and sewer service locatiol1S to serve this proposed buildillg vvere
110t ShOWll on the SUbll1itted site plall. The desigller shall furnish the
Public W orIes DepartlnelTt a new site plan showillg proposed tltility
COllnectioll.
1.12 A Certificate of Z011il1g COlnpliance alld a Building Perlnit shall be
obtained prior to the start of COllstructiol1.
1.13 Provide 5' wide pedestriall wallcways it1 accordallce witll City Ordi11ance
Section 11-9-606~B.
Adopt the Recolnlnelldatiol1S of the Nalnpa & Meridian Irrigatio11 District as
follows:
1.14 All starIn drai11age lTIUst be retailled on site.
Adopt tile ReCOlTIll1elldations of the Meridian Fire Departlne11t as follows:
1.15 Applicant sllall provide a fire-flow as required by the 1997 Ul1ifoflTI Fire
Code Appendix III-A.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 15
(
1.16 All cor11ers willllave to have 28r inside radius and 48' outside radius.
Adopt the Celltral District Health Departlnellt Recolnlnendatiolls as follows:
1.1 7 RUll-off is 110t to create a Inosquito breedillg probleln.
1.18 Storll1 water shall be pretreated tllrough a grassy swale prior to discharge
to the subsurface to prevellt ilnpact to grou11dwater al1d surface water
quality.
1.1 9 Tl1e El1gineers al1d architects illvolved vvith tIle desigl1 of the subject
project shall obtaill current best 111al1agell1el1t practices for storIn water
disposal al1d desigll a storm water Inanagelnel1t systelTI tllat prevents
groulldwater alld surface water degradation.
1.20 Applical1t shall SUbluit plalls for a food establisll1nel1t.
Ad.opt the Recoffilnendatiol1S of tIle ACHD as follows:
1.21 Dedicate 775-square feet of rigllt-of-way on the 110rthwest cor11er of
East I st Street alld Corporate Drive. The dinlel1sio11S sllall provide a
775-square foot tria11gle. TIle tria11gle shall be a rigllt triallgle with
right-af-way froIn tIle soutI1east COfl1er of the property on East 1 st
exte11dillg 3 I-feet north of Corporate Drive. TIle right trial1g1e on
Corporate Drive sllall be froIn the southeast corller of the property
extel1ding 25-feet west of East I st Street. The rigllt-of-way abutti11g the
parcel shall be dedicated by Ineal1S of recordatiol1 of a fillal subdivisiol1
plat or executioll of a warral1ty deed prior to issuance of a buildil1g
perlnit (or other required perlnits) whichever COlnes first.
1.22 Dedicate 40-feet of rigllt-of-way froll1 the cel1terline of Meridial1 Road
abuttil1g the parcel by l11eallS of recordatio11 of a fil1al subdivisiol1 plat or
executioll of a warra11ty deed prior to issua11ce of a buildillg perluit (or
other required perlnits), whichever occurs first~
1.23 Utilize tIle driveway that was approved with a previous applicatiol1 as a
rigllt-irvrigllt-out driveway located 011 Meridian Road approxilnately
140-feet 110rth of Corporate Drive is gral1ted a Inodificatio11 of policy
al1d is approved with this applicatioll.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 16
1.24 The driveway that is proposed on Corporate Drive located
approxil11ately l80-feet west of East of I st Street is approved as a right-
irvright-out driveway~
1.25 The proposed i11terl1al driveway to be shared with the property directly
to the 110rth is approved witll this applicatiol1. Applicant shall provide a
recorded cross access easelne11t for the parcels to the nortll to use this
parcel for access to the public roadway lletworl(.
I ~26 Construct a 5-foot wide detached COllcrete sidewall, 011 Meridial1 Road
alld East I st Street located 2..feet withil1 the l1ew right-of-way.
Coordi11ate tIle locatio11 alld elevation of the sidewall( with District staff.
If the sidewall< Inea11ders outside of tile right-of-way, provide an
easell1e11t for the sidewall<..
1.27 Replace ul1used curb cuts 011 Corporate, Meridian Road al1d East I st
Street vvitll stalldard curb, gutter and/or concrete sidewallc to Inatch
existil1g inlprovelnents.
1 ~28 Replace allY dalllaged curb, gutter al1d or sidewallc 011 Corporate Drive,
Meridiall Road and East 1st Street "vitIl l1ew curb, cutter al1d1or concrete
sidewall( to lllatch existillg ilnprovelnel1ts. Seglnents to be replaced shall
be deterluined by ACHD COl1structioll Services staff.
1.29 Pave tile driveway its full width of al1d at least 30M to 40Mfeet a11d at
least 30-feet into the site beyond tIle edge of pavelnent of Meridian
Road with IS-foot curb radii.
I ~30 Provide a Inil1il11Ulll of 1 DO-feet of staclcing distance frol11 the drive-thru
wi11dow to the public roadway systell1.
1.31 Utility street cuts i11 pavelne11t less tlla11 five years old are 110t allowed
Ul1less approved i11 writing by the District.
1.32 Any existi11g irrigatio11 facilities sllall be relocated outside of the right-of-
way.
1.33 All utility relocatio11 costs associated with improvil1g street frolltages
abuttil1g the site sllall be borlle by the developer.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 17
1.34 OtIler thal1 tIle access point specifically approved with this application,
direct lot or parcel access to Corporate Drive, East 1 st Street and
Meridian Road is prohibited.
2. The conditiol1S shall be reviewable by the COlII1Cil pursuallt to Meridian
City Code S 11-17-9.
3. The above C011ditiollS are COl1cluded to be reasonable alld the applicallt
shallll1eet suell requirelnel1ts as a COllditiol1 of approval of the applicatio11 for a
conditiol1al use perluit.
4. That the City Attorl1ey draft all Order Grarltillg Conditiol1al Use Perll1it
ill accordance with this Decisiol1, whicll sl1all be signed by the Mayor alld City ClerIc
alld tIlell a copy served by the ClerIc UpOll the applicant, the Plan11i11g al1d Zonil1g
Departlne11t, the Public W orIes Departlne11t and any affected party requesti11g notice.
NOTICE OF FINAL ACTION
Please tal(e 110tice that this is a fil1al actioll of the gover11i11g body of the City
of Meridial1, pursuant to Idallo Code 9 67-6521 all affected perso11 beil1g a persoll
who l1as a11 illterest i11 real property which lnay be adversely affected by the issuance
or denial of the C011ditiollal use perll1it approvallllay withi11 twenty-eight (28) days
after the date of tllis decisio11 alld order seelc a judicial review as provided by Cllapter
52, Title 67, Idaho Code.
By actioll of tile City COU11Cil at its regular Ineeting held 011 the
2-o~
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 18
lIo!/e/U~
day of ,2001.
ROLL CALL:
COUNCILMAN RON ANDERSON
VOTED--kV
COUNCILMAN I<EITH BIRD
VOTED *t:t-
VOTED~
VOTED ~?L
COUNCILWOMAN TAMMY deWEERD
COUNCILWOMAN CHERIE McCANDLESS
-----
MAYOR ROBBRT D~ CORRIE (TIE BREAl<ER) VOTED
DATED: LL- -u;-o/
MOTION:
APPROVED.
DISAPPROVED:
Copy served upon AIJplica11t, Pla1111ing al1d ZOllil1g Departll1ent, Public W orles
Department and the City Attorney. .\..{\\~t\~ttH:;tt1~t;t{1.}
...,,;Y' __to Ol It ';t,.~:.1}.
,*'.~~' ~~"~'V1l "'Y;..
~ 'V~ /~~O&l.tl '"" -vv ~"~'
~ ~ . ",-vo~ ~Vi& 1{).
L ,&.e f1 /! '$'" <'0 ..~: .,
By:. ~r!~/~/---71 /~., SI:l~.I>tate: f(-.Z-tl-L/(
CIty Clerk ~ ,"'<:1 /.'?, . . ,t:
"~'" ~..",. \~~.;~.\.} '- ''''~''7, 1(/ ~ <~ . A,~
. ('~ .....~. ~.. J 1"':,:-,/ .... ":..... '."....
c~;..:r ,:~::;S~:;:'~:;i.~;~~~~ >f
CJnZ:\Work\M\tv1eridian\Meridian 15360M\K.FC and A&W CUPD 1-021 \FfCIsCUPO I-021.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND DECISION AND
ORDER GRANTING CONDITIONAL USE PERMIT - 19
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR A DUAL
RESTAURANT WITH DRIVERO
THRU IN A C-G ZONE AT 677
EAST I ST STREET, MERIDIAN,
IDAHO
G & H ENTERPRISES II,
APPLICANT
C/C 11/07/0 I
)
)
)
)
)
)
)
)
)
)
)
)
Case No. CUP-OI-OIl
ORDER GRANTING
CONDITIONAL USE PERMIT
I. This l11atter cOlnillg before the City COU11Cil 011 the October 16, 2001
alld N ovelnber 7, 2001, ul1der the provisiollS of Meridial1 City Code s 11-1 7 -4 for
fil1al actiol1 011 COllditio11al use perluit applicatiol1 alld tIle COU11cilllavi11g received.
alld approvillg the ReCOlTIll1elldatioll of tIle Plal111il1g alld Zoning COlTIlllission the
COUI1Cil ta!(es tIle follo\villg actio11:
2. Tl1at the above l1al11ed applical1t is gral1ted a C011ditiollal tlSe perluit for
a COlll1nercial d.eveloplnel1t COllSistil1g of dual restaurallt witll drive-thru in a C-G
Z011e located at 677 East I st Street, Meridiall, Idallo, subject to the followillg
COl1ditiollS of use alld developlne11t:
ORDER CONDITIONAL USE PERMIT
(CUP-OI-021)
- 1
Adopt the Recol11lnelldatiol1S of the Plall11illg al1d Z011ing and E11gil1eerillg staff
as follows:
2.1 La11dscapillg shall be i11stalled as Subll1itted on the site plan. Staff
reCOffilne11ds the additioll of 3 l1ew trees adjacent to the llew building 011
tIle easterll side to replace the proposed slcyrocl(et jU11ipers. Due to tIle
l1arr0"W11eSS (3 feet) of the sl(yrocl<et junipers, tIle City of Meridiall does
110t recogllize tIle JU11ipers as la11dscapillg trees. Additional
landscaping shall be required along the southern property line.
Three copies of the 11ew detailed landscape plal1s a11d irrigation
perforlnance specificatiolls will be required prior to the issua11ce of a
Certificate of ZOllillg COll1plia11ce. The landscape plan dated October
29,2001 is approved.
2.2 All parldl1g alld areas of circulatioll shall be ill1proved with a hard
surface in accordal1ce with Meridian City Code 11-13-4.D, alld shall be
illstalled alld striped ill accordal1ce witll the sublnitted site plal1 a11d
Ordil1allce 11-13-4.F. The drive-thru on the existing building shall
be abandoned as soon as the new drive-thru is operational.
2t3 All exterior lig11ting, whether attaclled to the buildil1g or located withi11
tIle parl<ing lot, shall be dOVVll-shielded or otherwise altered so that the
light does not spillover Ollto adjace11t properties or right-oE-way. All
parlcil1g lot lighti11g shall be i11 accordal1ce with Ordillallce 11-13..4C.
2.4 All sig11age shall be ill accordallce with tI1e sta11dards set fortIl ill Sectio11
11-14 of tIle City Z011i11g alld Developluent Ordil1allce. No signs \vere
requested ullder subject applicatioll a11d none are approved. All sigllage
is subject to desigll review alld shall require separate perll1its.
2.5 Tel11porary or portable signs shall be prohibited, a11d vviIl be rellloved.
UpOll 3 days 110tice to the applica11t.
2.6 The existillg 60r sigl1111ay be retail1ed.
2.7 All COIlstructio11 and site ilnprovelnellts shall conforll1 to the
requirelne11ts of tIle A1nerica11s with Disabilities Act.
2.8 A drai11age plan desiglled by a State of Idaho lice11sed architect or
ORDER CONDITIONAL USE PERMIT
(CUP-OI-021)
~ 2
e11gil1eer is required alld shall be sublnitted to the City Ellgineer
(Ord~ 557, 10-1-91) for all off-street parlcing areas. StarIn water
treatlnel1t al1d disposallllust be designed ill accordance vvith
Departlnent of E11virol11ne11tal Quality 1997 publicatioll Catalog of
StOfll1 Water Best Managelnellt Practices for Idaho Cities a11d COullties
and City of Meridian stalldards and policies. Off-site disposal into a
surface water is prohibited ul11ess the jurisdictioll, which has authority
over the receiving streall1, provides writtel1 autllorizatiol1 prior to
developll1e11t pla11 approval. The applica11t is respo11sible for filil1g all
necessary applicatiol1S vvith tIle Idaho Departlnellt of Water Resources
regardi11g Shallow Injectioll W ells~
2.9 Trasll: T11e trasll e11closure shall be ellclosed on at least 3 sides by a
solid wall or sigllt obscurillg fellce at least four feet in height ill
accordance vvith Ordilla11ce 11-12...1 C~ Coordillate location and
COl1struction requirelne11ts vvitll Sa11itary Services, I11C.
2.10 Certificate of Occupallcy: All required ill1provelnellts Inust be cOlnplete
prior to obtainillg a Certificate of Occupallcy for the proposed
developlne11t. A telnporary Certificate of Occupal1cy Inay be obtained
by providing surety to tIle City ill the forIn of a letter of credit or cash in
tile alTIOU11t of 110% of tile cost of the required ilnprovell1ellts
(i11Cludil1g pavil1g, stripi11g, lal1dscapi11g, al1d irrigatioll). A bid lnust
aCCOlnpa11Y allY request for telllporary occupancy. At1Y tell1porary
occupal1cy vvillll0t exceed 60 days to cOlnplete the required
ilnprovel11ellts~
2~ 11 Water alld sewer service locatiollS to serve this proposed buildil1g were
110t Sh0W11 on the sublnitted site plall. The designer shall furl1is11 the
Public W orl(s Departlnel1t a l1ew site pla11 shovving proposed utility
COll11ectioll.
2.12 A Certificate of ZOllillg COll1pliallce and a Buildillg Perlnit shall be
obtained prior to tIle start of constructiol1.
2.13 Provide 5' wide pedestrial1 wallcways in accordallce vvitll City Ordil1ance
Sectio11 11~9-606~B~
ORDER CONDITIONAL USE PERMIT
(CUP -01-021 )
- 3
Adopt the Recolll111endatio11S of the Natnpa & Meridian Irrigatio11 District as
follows:
2.14 All starIn drai11age 111USt be retained 011 site.
Adopt the Recolnlnendatiolls of tIle Meridia11 Fire Departlnent as follows:
2.15 Applical1t shall provide a fire-flow as required by the 1997 UlliforlTI Fire
Code Appelldix III w-A.
2.16 All corllers will have to have 281 inside radius alld 48r outside radius.
Adopt the Ce11tral District Health Departlllent Recoll11nendatiollS as follows:
2.1 7 Run-off is 110t to create a Inosquito breeding probleln.
2.18 Storl11 water sllall be pretreated tllrough a grassy swale prior to discharge
to the subsurface to prevellt ilnpact to groundwater al1d surface water
quality.
2.19 TIle El1gil1eers al1d architects il1volved with the desigll of the subject
project shall obtaill currel1t best Inanagemel1t practices for storlll water
disposal alld desigll a storl11 water Inal1agelne11t systeln that prevents
grollndwater a11d surface water degradatioll.
2.20 Applical1t shall SUblllit plans for a food establishlnellt.
Adopt the ReCOlnlnel1datiollS of tIle ACHD as follows:
2.21 Dedicate 775-square feet of right..of-way 011 the nortllwest corner of
East I st Street a11d Corporate Drive~ TIle dilnel1sions shall provide a
775-sqtlare foot tria11gle. TIle tria11gle shall be a right triallgle with
rigIlt-of-way frOIn tIle southeast corl1er of the property 011 East I st
extelldil1g 3 I-feet north of Corporate Drive. The right tria11gle on
Corporate Drive shall be froIn the southeast corner of the property
extendillg 25~feet west of East 1st Street. The right-af-way abuttillg the
parcel shall be dedicated by lneans of recordatiol1 of a fillal subdivision
plat or executioll of a warra11ty deed prior to issual1ce of a buildillg
ORDER CONDITIONAL USE PERMIT
(CUP-O 1-021)
- 4
perlnit (or other required perlnits) Wllicllever COInes first.
2.22 Dedicate 40-feet of right-af-way fr0111 the ce11terline of Meridian Road
abutti11g the parcel by 111ea11S of recordatiol1 of a fillal Stlbdivisio11 plat or
executiol1 of a warranty deed prior to issua11ce of a buildillg perlnit (or
other required perluits), whichever occurs first.
2.23 Utilize the driveway tl1at was approved with a previous applicatio11 as a
rig11t-irl/right-out driveway located 011 Meridian Road approxilnately
140-feet 110rth of Corporate Drive is granted a 111odificatiol1 of policy
al1d is approved with this applicatioll.
2.24 The driveway that is proposed 011 Corporate Drive located
approximately lBO-feet west of East of I st Street is approved as a right-
irl/right-out driveway~
2~25 The proposed i11ter11al driveway to be shared with tIle property directly
to the 110rth is approved with this application. Applical1t shall provide a
recorded cross access easelne11t for tIle parcels to the 110rth to use tllis
parcel for access to the public roadway netvvorlc.
2.26 C011struct a 5-foot wide detacl1ed concrete sidewall( 011 Meridian Road
alld East I st Street located 2~feet witllil1 tl1e new rigllt-of-way.
Coordillate the location alld elevatiol1 of the sidewallc with District staff.
If the sidewallc Inea11ders outside of t11e right-of-way, provide a11
easelnellt for the sidewall(.
2.27 Replace Ullused curb cuts 011 Corporate, Meridia11 Road a11d East 1st
Street with standard curb, gutter alld/or C011crete sidewall( to 111atch
existillg ilnprovelnellts.
2.28 Replace any dalnaged curb, gutter a11d or sidewall, 011 Corporate Drive,
Meridial1 Road al1d East 1 st Street witllllew curb, cutter al1d/or concrete
sidewall< to Inatch existil1g ill1provelnellts. Seglnellts to be replaced shall
be deterlnil1ed by ACHD Constructio11 Services staff.
2.29 Pave the driveway its full width of a11d at least 30- to 40-feet and at
least 3D-feet illto the site beyolld the edge of pavelnellt of Meridiall
Road with IS-foot curb radii.
ORDER CONDITIONAL USE PERMIT
(CUP-OI-02I)
-5
2.30 Provide a 111il1ilnUl11 of I DO-feet of stacld11g distance froIn the drive-thrll
willdow to the public roadway systelll.
2.31 Utility street cuts it1 pavelnellt less tlla11 five years old are 110t allowed
u111ess approved ill writi11g by the District.
2~32 AllY existil1g irrigatiol1 facilities shall be relocated outside of tl1e rigllt-of-
way.
2.33 All utility relocatiol1 costs associated with ilnprovi11g street frol1tages
abutti11g tIle site shall be borne by the developer.
2.34 Other tha11 tIle access point specifically approved with this application,
direct lot or parcel access to Corporate Drive, East I st Street alld
Meridiall Road is prollibited.
3. Tile above COllditiollS are COl1cluded to be reaso11able alld. the
applicallt shallll1eet such requirelne11ts as a COl1ditioll of approval of tIle applicatioll
for a COl1ditiollal use perluit.
4. Notice to Perlnit Holder, this C011ditiol1al use perlnit is llot transferable
witllout COlllplyil1g with the provisiol1S of Meridiall City Code S 11-1 7 -8, a copy of
which is attaclled to tllis pertuit.
By action of tIle City COUI1Cil at its regular Ineetillg held 011 the
!f&VVn~
2t>~
day of
, 200 I.
ob rt D. Corrie, Mayor City of Meridial1
ORDER CONDITIONAL USE PERMIT
(CUP-OI-021)
- 6
Copy served UpOl1 Applicant, the Plan11ing and Zonil1g Departmel1t, Public W orIes
Departlnent al1d City Attor11ey~
Dated:
1!-2tl-t)(
cIl1\Z:\Work\M\Meridian\Meridian I 5360IVl\KFC and A&W CUPD l-021\Order.doc
ORDER CONDITIONAL USE PERMIT
(CUP-O 1-021)
'\'!l,~
f~1 '\7! /n. fJ. ~'~.:
~ . 7 /~ :", i
S 7'.0 ~l}"" 1...~1 ,~) . >:,<
\;\/I~:~~~~f:::,:~~,:~~~;.~;;r'
- 7
\
RECOROED - REQUeST OF
· ',. !"(,. ~\~T'( p'7r:CprER r
I' .':. r2;.;(.:.t;+?~~;;j 7EE' DEP~T'( - --
zon! DE 2 ~ p~ 1: 52.. j ~ ~ll I 0 \ 1:3 5 <j 0 I
MERIDIAN CtTV
DEVELOPMENT AGREEMENT
PARTIES: I.
2.
3.
City of Meridian
D. Arlene Stutzman, Owner
Sitzlar Real Estate Development, LLC, Developer
THIS DEVELOPM.ENT AGRE MENT (tllis "Agreement"), is
made and entered into this /:113 day of tJl/ein~, 2001, by and
betvveen CITY OF MERIDIAN, a municipal corporation of the State of Idaho,
hereafter called "CITYu, and D. ARLENE STUTZMAN~ hereinafter called
"OWNERJJ, whose address is 1184 Cathy Lane, Meridian, Idaho 83642, and
SITZLAR REAL ESTATE DEVELOPMENT, LLC, hereinafter called
"DEVELOPER", whose address is 1245 W. Hempstead Dr., Eagle, Idaho
83616.
1.
RECITALS:
1.1 WHEREAS, "Owner" is the sole o\vner, in law and/or
equity, of certain tract of land in the County of Ada, State
of Idaho, described in Exhibit A, which is attached hereto
and by this reference incorporated herein as if set forth in
full, herein after referred to as the "Property"; and
1.2 WHEREAS, I. C. s6 7 -651 lA, Idaho, Code, provides that
cities may, by ordinance, require or permit as a condition
of re-zoning that the uOwner" or "Developer" mal(e a
written commitment concerning the use or development of
the subject "Propeny"; and
1.3 WHEREAS, "City" has exercised its statutory authority by
the enactment of Ordinance 11-15-12 and 11-16...4 A,
which authorizes development agreements upon the
annexation and/or re..zoning of land; and
1.4 WHEREAS, "Owner"/"Developer" has submitted an
application for annexation and zoning of the UProperty"s
described in Exhibit A, and has requested a designation of
DEVELOPMENT AGREEMENT (AZ-OO-024) - 1
(C...G) General Retail and Service Commercial District,
(MUllicipal Code of the City of Meridian); and
1.5 WHEREAS, "Owner"/"Developer" made representations
at the public hearings both before the Meridian Plannillg
& Zoning Commission and before the Meridian City
Council, as to hovv the subject "Property" vvill be
developed and what improvements "viil be made; and
1 ~6 WHEREAS, record of the proceedings for the requested
annexation and zoning designation of the subject
"Property" held before the Planning & Zoning
Commission, and subsequently before the City Council,
include responses of government subdivisions providing
services within the City of Meridian planning jurisdiction,
and received further testimony and comment; and
1.7 WHEREAS, City Council, the 20-#. day of fe6ru~ff,
2& t? ( ,has approved certain Findings of Fact and
Conclusions of Law and Decision and Order, set forth in
Exhibit B, which are attached hereto and by this reference
incorporated herein as if set forth in full, hereinafter
referred to as (the "Findings"); and
1.8 WHEREAS, the "Findings" require the uQ"W11er" and
"Developer" enter into a development agreement before
the City Council ta!<es final action on annexation and
zoning designation; and
1.9 "OWNER" and tlDEVELOPER" deems it to be in its best
interest to be able to enter into this Agreement and
aclmowledges that this Agreement was entered into
voluntarily and at its urging and requests; and
1.10 WHEREAS, "City" requires the "Q"W11er" and "Developer"
to enter into a development agreement for the purpose of
ensuring that the "PropertyU is developed and the
subsequent use of the "Property" is in accordance with the
DEVELOPMENT AGREEMENT (AZ-OO-024) - 2
terms and conditions of this developlnent agreelnent,
herein being established as a resltlt of evidence received by
the "City" in the proceedings for allnexation and zoning
designation from government subdivisions providing
services within the planning jurisdiction and from affected
property owners and to ensure annexation and zoning
designation is in accordance with the Comprehensive Plan
of the City of Meridian adopted December 21, 1993,
Ordinance #629, January 4, 1994, and the Zoning and
Development Ordinances codified in Meridian City Code
Title II and Title 12~
NOW, THEREFORE, in consideration of the covenants and
conditions set forth herein, the parties agree as follows:
2~ INCORPORATION OF RECITALS: That the above recitals
are contractual and binding and are incorporated herein as if set forth in full.
3~ DEFINITIONS: For all purposes of this Agreement the
follovving words, terms, and phrases herein contained in this section shall be
defined and interpreted as herein provided for, unless the clear context of the
presentation of the same requires otherwise:
3.1 uCITY": means and refers to the City of Meridian, a party
to this Agreement, which is a municipal Corporation and
government subdivision of the state of Idaho, organized
and existing by virtue of law of the State of Idaho7 whose
address is 33 East Idaho Avenue, Meridian, Idaho 83642~
3.2 "DEVELOPER": means and refers to Sitzlar Real Estate
Development, LLC, whose address is 1245 W. Hempstead
Dr4, Eagle, Idaho 83616, the party developing said
"Property" and shall include any subsequent
owner(s)/developer(s) of the UProperty" ~
3~3 "OWNER": means and refers to D~ Arlene Stutzman,
whose address is 1184 Cathy Lane, Meridian7 Idaho
83642, the party owning said "Property" described in
DEVELOPMENT AGREEMENT (AZ~OO-024) - 3
Exhibit "AU, and shall include any subsequent ovvner(s) of
said "Property".
3.4 uPROPERTY": means and refers to that certain parcel(s)
of "Property" located in the County of Ada, City of
Meridian as described in Exhibit uA", attached hereto and
by this reference incorporated herein as if set forth at
length.
4.
USES PERMITTED BY THIS AGREEMENT:
4.1 The uses allovved pursuant to this Agreement are only
those uses allowed under "City'''s Zoning Ordinance
codified at Meridian City Code Section 11-7-2 (I() which
are herein specified as follows:
(C-G) General Retail and Service Commercial District:
The purpose of the C~G District is to provide for
commercial uses which are customarily operated entirely or
almost entirely within a building; to provide for a review of
the impact of proposed commercial uses which are auto
and service oriented and are located in close proximity to
major highway or arterial streets; to fulfill the need of
travel-related services as well as retail sales for the transient
and permanent motoring public. All such districts shall be
connected to the Municipal water and sewer systems of the
City, and shall not constitute strip commercial
development and encourage clustering of commercial
development.
Constroction and development of a 3-1ot commercial
Sltbdivision..
4.2 No change in the uses specified in this Agreement shall be
allowed without modification of this Agreement.
5. DEVELOPMENT IN CONDITIONAL USE:
"OwnertJjUDeveloper" is required to submit to UCity" an application for
DEVELOPMENT AGREEMENT (AZ~OO-024) - 4
COllditional use pernlit, and shall be required to obtain the UCity"'s approval
thereof, ill accordance to the City's Zoning & Developnlent Ordinance criteria,
therein, provided, prior to, and as a condition of, the commencement of
constnlction of any buildings or improvements on the "Property" ~
6. CONDITIONS GOVERNING DEVELOPMENT OF
SUBJECT PROPERTY:
6.A uOvvner"/"Developeru shall develop the "Property" in
accordance with the following special conditions:
Adopt the Recommendations of the Planning and Zoning and
Engineering staff as follo\vs:
6.1 The development and use of each lot in this subdivision
will occur only through the Conditional Use Permit
process.
6.2 Due to the single-family use abutting Lot I, Blocl< I, a
minimum 25-foot-wide planting strip, in accordance with
City Ordinance 12-13, is required along the property lines
abutting the residential lot and shall be a condition
attached to this property.
6~3 A minimum IO-foot..wide landscape street buffer, platted
as a separate common lot, shall be required beyond the
existing right~of-way line along the full North N ala Road
frontage..
6~4 A minimum 35-foot-wide landscape street buffer, platted
as a separate common lot, shall be required beyond the
future right-of-way line along the full Franldin Road
frontage~
6.5 A detached sidewall( with a minimum 5..foot-wide planter
strip between the curb and sidewalk shall be required along
the Franldin Road frontage~
DEVELOPMENT AGREEMENT (AZ-OO-024) - 5
6.6 All irrigatioll ditches, laterals or canals, exclusive of natural
watervvays, intersecting, crossing or lying adjacent and
contiguous to the parcel shall be tiled per City Ordinance
12-4-13 and plans shall be approved by the appropriate
irrigation/drainage district, or lateral users association, with
vvritten confirmation of said approval subn1itted to the
Public W orI(s Departlnent.
6.7 Any existing domestic wells and/or septic systems within
this project '\ivill have to be removed from 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.
6.8 Two-hundred-fifty" and IOQ.-watt, high-pressure sodium
streetlights will be required at locations designated by the
Public W orl<s Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at
street intersections and/or fire hydrants.
6.9 Outside lighting shall be designed and placed so as not to
direct illumination on any nearby residential areas and in
accordance vvith City Ordinance Sections 11..13..4.C. and
12~5~2.M.
6.10 Off street parl<ing shall be provided in accordance with the
City of Meridian Ordinance 11-13 for use of property.
6.11 A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to
the City Engineer (Ord. 557, 10..1-91) for all off-street
parl<ing areas in the proposed future commercial lots. All
site drainage shall be contained and disposed of on-site~
6.12 All signage in the proposed future commercial lots shall be
in accordance with the standards set forth in Section 11..14
(or subsequently adopted ordinance) of the City of
Meridian Zon.ing and Development Ordinance. No
DEVELOPMENT AGREEMENT (AZ-OO-024) .. 6
temporary signage, flags, banners or flashing signs vvill be
permitted.
6.13 Provide five-foot-"vide sidevvall<s ill accordance vvith City
Ordinance Section 12-5-2.1(.
6.14 All construction shall conform to the requirements of the
Americans vvith Disabilities Act.
6.15 The Applicant is aware that strip commercial development
is prohibited, and therefore, Applicant shall be required to_
inform prospective buyers of the lots that clustered, off-set
setbacl<.s and creative design shall be encouraged and
development representing any form of strip development is
not allowed.
Adopt the Recommendations of the Ada County Highway
District dated February 6, 2001, and upon the completion of
their review adopt any additional Recommendations in ACHD
action to follow on or about February 28, 200 I.
7. COMPLIANCE PERIOD/ CONSENT TO REZONE: This
Agreement and the commitments contained herein shall be terminated, and
the zoning designation reversed, upon a default of the "Owner"j"Developer" or
"Owner"/"Developer"'s heirs1 successors, assigns1 to comply with Section 6
entitled UConditions Governing Development of subject UProperty" of this
agreement within two years of the date this Agreement is effective, and after
the "City" has complied with the notice and hearing procedures as outlined in
I.e. s 67-6509, or any subsequent amendments or recodifications thereof.
8. CONSENT TO DE-ANNEXATION AND REVERSAL OF
ZONING DESIGNATION:
"Owner"jUDeveloper" consents upon default to the de..annexation
and/or a reversal of the zoning designation of the uProperty" subject to and
conditioned upon the following conditions precedent to-vvit;
DEVELOPMENT AGREEMENT (AZ-OO-024) - 7
8.1 That the UCity" provide -written notice of any failure to
cOlnply "vith this Agreement to "O"vner,,/uDeveloper" and
if the "O\Nller"/"Developer" fails to cure such failure "Within
six (6) months of such notice~
9. INSPECTION: uO\Nller"jUDeveloper" shall, immediately upon
completion of any portion or the entirety of said development of the
UPropertyJ1 as required by this agreement or by City ordinance or policy, notify
the City Engineer and request the City Engineer's inspections and vvritten
approval of such completed improvements or portion thereof in accordance
vvith the terms and conditions of this Development Agreement and all other _
ordinances of the "City" that apply to said Development~
10. DEFAULT:
10.1 In the event "O\Nlleru/l'Developer", "OwnerUj" Developer'" s
heirs, successors) assigns, or subsequent owners of the
"Property" or any other person acquiring an interest in the
"Property", fail to faithfully comply "With all of the terms
and conditions included in this Agreement in connection
"With the "Property", this Agreement may be modified or
terminated by the "City" upon compliance "With the
requirements of the Zoning Ordinance~
lO~2 A waiver by "CityU of any default by "OwnerUjUDeveloperJJ
of anyone or more of the covenants or conditions hereof
shall apply solely to the breach and breaches waived and
shall not bar any other rights or remedies of "City" or
apply to any subsequent breach of any such or other
covenants and conditions.
II. REQUIREMENT FOR RECORDATION: "City" shall record
either a memorandum of this Agreement or this Agreement, including all of the
Exhibits, at UOwner"j"Developer"'s cost, and submit proof of such recording to
uO\Nller"/"Developer", prior to the third reading of the Meridian Zoning
Ordinance in connection "With the annexation and zoning of the "Property" by
the City Council. If for any reason after such recordation, the City Council
fails to adopt the ordinance in connection "With the annexation and zoning of
DEVELOPMENT AGREEMENT (AZ-OO-024) - 8
the "PropertyH contemplated hereby, the "City" shall execute and record an
appropriate instrument of release of this Agreernent~
12~ ZONING: "City" shall, following recordation of the duly
approved Agreement, enact a valid and binding ordinance zoning the
"Property" as specified herein.
13~ REMEDIES: This Agreement shall be enforceable in any court
of competent jurisdiction by either "City" or "Owner"/"DeveloperJ', or by any
successor or successors in title or by the assigns of the parties hereto~
Enforcement may be sought by an appropriate action at law or in equity to
secure the specific performance of the covenants, agreements, conditions, and
obligations contained herein.
13~1 In the event of a material breach of this Agreement, the
parties agree that UCity" and uOwner"/l'Developer" shall
have thirty (30) days after delivery of notice of said breach
to correct the same prior to the non-breaching party's
seel<.ing of any remedy provided for herein; provided,
however, that in the case of any such default which cannot
with diligence be cured within such thirty (30) day period,
if the defaulting party shall commence to cure the same
within such thirty (30) day period and thereafter shall
prosecute the curing of same with diligence and continuity,
then the time allowed to cure such failure may be extended
for such period as may be necessary to complete the curing
of the same with diligence and continuity.
13~2 In the event the performance of any covenant to be
performed hereunder by either "Owner"/(~Developeru or
"City" is delayed for causes which are beyond the
reasonable control of the party responsible for such
performance7 which shall include, without limitation, acts
of civil disobedience, stril<es or similar causes~ the time for
such performance shall be extended by the amount of time
of such delay.
DEVELOPMENT AGREEMENT (AZ~OO~024) - 9
14. SURETY OF PERFORMANCE: The "City" may also require
surety bonds, irrevocable letters of credit, cash deposits, certified checlc or
negotiable bonds, as allowed under Meridian City Code 912..5..3, to insure that
installation of the ilnprovements, which the "Owner"jUDeveloper" agrees to
provide, if required by the "City".
15~ CERTIFICATE OF OCCUPANCY: The UOwner"j"Developer"
agrees that no Certificates of Occupancy will be issued until all improvements
are completed, unless the "City" and UOwnerUj"DeveloperH have entered into
an addendum agreement stating when the improvements will be completed in
a phased developed; and in any event, no Certificates of Occupancy shall be _
issued in any phase in which the improvements have not been installed,
completed, and accepted by the "City".
16. ABIDE BY ALL CITY ORDINANCES: That
uOwner"/"Developer" agrees to abide by all ordinances of the City of Meridian
and the "Property" shall be subject to de-annexation if the ovvner or his
assigns, heirs, or successors shall not meet the conditions contained in the
Findings of Fact and Conclusions of Law, this Development Agreement, and
the Ordinances of the City of Meridian~
17. NOTICES: Any notice desired by the parties and/or required by
this Agreement shall be deemed delivered if and when personally delivered or
three (3) days after deposit in the United States Mail, registered or certified
mail, postage prepaid, return receipt requested, addressed as follows:
CITY:
DEVELOPER:
do City Engineer
City of Meridian
33 E. Idaho Ave.
Meridian, ID 83642
Sitzlar Real Estate Development, LLC
1245 W. Hempstead Dr.
Eagle, Idaho 8"3616
with copy to:
OWNER:
City ClerIc
City of Meridian
33 E. Idaho Ave.
D~ Arlene Stutzman
1184 Cathy Lane
Meridian, Idaho 83642
DEVELOPMENT AGREEMENT (AZ-OO-024) w 10
Meridian,ID 83642
17.1 A party shall have the right to change its address by
delivering to the other party a written notification thereof
in accordance witll the requirements of this section.
lB. ATTORNEY FEES: Should any litigation be commenced
between the panies hereto concerning this Agreement, the prevailing party
shall be entitled, in addition to any other relief as may be granted, to court
costs and reasonable attorney's fees as determined by a Court of competent
jurisdiction. This provision shall be deemed to be a separate contract betweeIL
the parties and shall survive any default, termination or forfeiture of this
Agreement.
19~ TIME IS OF THE ESSENCE: The parties hereto acknowledge
and agree that time is strictly of the essence with respect to each and every
term, condition and provision hereof, and that the failure to timely perform
any of the obligations hereunder shall constitute a breach of and a default
under this Agreement by the other party so failing to perform.
20. BINDING UPON SUCCESSORS: This Agreement shall be
binding upon and inure to the benefit of the parties' respective heirs,
successors, assigns and personal representatives1 including UCity'''s corporate
authorities and their successors in office. This Agreement shall be binding on
the owner of the "Property", each subsequent owner and any other person
acquiring an interest in the UProperty". Nothing herein shall in any way
prevent sale or alienation of the UProperty", or portions thereof, except that
any sale or alienation shall be subject to the provisions hereof and any
successor owner or owners shall be both benefitted and bound by the
conditions and restrictions herein expressed. "City" agrees, upon written
request of "OwnerUjUDeveloper", to execute appropriate and recordable
evidence of termination of this Agreement if "City", in its sole and reasonable
discretion, had determined that "Owner"jUDeveloper" has fully performed its
obligations under this Agreement~
21. INVALID PROVISION: If any provision of this Agreement is
held not valid by a court of competent jurisdiction1 such provision shall be
DEVELOPMENT AGREEMENT (AZ-OO-024) - 11
deelned to be excised fro III this Agreelnent and the invalidity thereof shall not
affect any of the other provisiollS contained herein.
22. FINAL AGREEMENT: This Agreement sets forth all promises,
inducements, agreements, condition and understandings between
"Owner"/HDevelopert, and "City" relative to the subject matter hereof, and
there are no promises, agreements, conditions or understanding, either oral or
vvritten, express or implied, between "Owner"jUDeveloper" and UCity", other
than as are stated herein. Except as herein othervvise provided, no subsequent
alteration, amendment~ change or addition to this Agreement shall be binding
upon the parties hereto unless reduced to \V!iting and signed by them or their _
successors in interest or their assigns, and pursuant, with respect to "City", to
a duly adopted ordinance or resolution of "City" .
22.1 No condition governing the uses and/or conditions
governing development of the subject "Property" herein
provided for can be modified or amended without the
approval of the City Council after the ""City" has
conducted public hearing(s) in accordance with the notice
provisions provided for a zoning designation and/or
amendment in force at the time of the proposed
amendment.
23. EFFECTIVE DATE OF AGREEMENT: This Agreement shall be
effective on the date the Meridian City Council shall adopt the amendment to
the Meridian Zoning Ordinance in connection with the annexation and zoning
of the HProperty" and execution of the Mayor and City Clerk~
DEVELOPMENT AGREEMENT (AZ..OO-024) - 12
ACI<NOWLEDGMENTS
IN WITNESS WHEREOF, the parties have herein executed this
agreelnent and Made it effective as hereinabove provided.
SITZLAR REAL ESTATE
DEVELOPMENT, LLC
~ ~~o ~/7 ,,_ _ /)
B~~M[ . . h/.-; ~
Ron Sitzlar,' : em er
BY ~ ~ :J;2~J---
:Kclly -Ftllfe~~r
CITY OF MERIDIAN
l~
BERT D~ CORRIE
Attes t: ~\\tl-t1fl!nf4,):-rF:J..t
~,,\,~ . or ~~~
,~~-o.( ~ ~ t:'"
~ f"O~~~'\
· , ~ /?~ f2 ~ > ~~
')f;a't-G- /d- /~~ I r- ~ . SEAL' ~~
CITY CLERl( ~ a~~ P? . ~~
~ ~ ~I' # ~ :.-.
..:,.'~ ~~~~ ~ 1 . ;p"" :
-;.;.,,~"t '. ' 1~,., ,",f~ ....r.
....~. ~ t" $ ..~~J ~...,.I:. ,.~~".'
:'~~1I~' .'. '~~~..-:.~ ~~. .{ ..,~.\ \p\~""
..4 &~~$.),:;t;t:tJ '\:.u
DEVELOPMENT AGREEMENT (AZ-OO-024) - 13
STATE OF IDAHO)
:ss
COUNTY OF ADA)
f nove M her , in the year 2001, before
me, a Notary Public, personally
appeared Ron Sitz , kn or identified to me to be an authorized member of
Sitzlar Real Estate Development, LLC, to act on behalf of the limited liability
company, the person who executed the instrument, and acknowledged to me that
;1 ,.~ s.~~(p.~L~ecuted the same on behalf of Sitzlar Real Estate Development, LLC__
.l~\"\.~\~ ^ CA( :;.'(,."
X' .....,,, ... ~.. ""t~...........
:.. ...:::- -\. ....... . . I . .. ~. ~',: " ".~
~ ~:. t.. · . .. \J'.... f .
1 ~ -~.:' rS11s r \ ~f.
'. ~ /). : ~: ~.
:. t.; Ua L \ G ......!..r: ~ .
;\ tr...'.... . .../ \ ..f...'
~ ~ ,:,. ." ~..( _ · ,~ .4 a.. ~~.." ',. +
1.17~ r~ 0'" ~\)l"" .'
~"').)~'...}'.~~ ~ . r \ · "~~'~.'~'
":~'.~:' t.~~+~.~~~:.~.....~~~ ~ ~ " '.. '.
. . .STATE OF IDAHO)
-r ~ CdJL-
Not~bliC for Idaho
Commission expires: S - ;;) 3 - ~oo 2-
:ss
COUNTY OF ADA)
. On~.)3 dayof nOIJemh~r , in the year 2001, before
me, ~@! ~ ~e'l~ a Notary Public, personally
appeared I elly Fulfer, l<nown or identified to me to be an authorized member of
Sitzlar Real Estate Development, LLC, to act on behalf of the limited liability
company, the person who executed the instrument, and acl<I1owledged to me that
she(he) rexecuted the same on behalf of Sitzlar Real Estate Development, LLC.
. "... ~~..>. +~ ~..
lito'!.
..\...... ......;,..,., "~
. ~ l ..'.J ~ C ./' ( ~ J .'
... ... ~): .' . . ,'1~'... .t ...
~.:-.:. · · ~ ."'.....tJl ~-:;
/ ~ .: (~1Ji')~ \ l
:: ...: ...- ,~:- ~~ : ;
, l" . .. /., : t-.'s ;.
. . ~~ ~, · U lJ L l C ~ ..
.--~:>;;\. ?;~c: ~ ~ \~ t.~~~. . .....:
--;;:L/YZ ~ CaLL
Notary P~icfor Idaho
Commission expires: 8-J3-;2oo2
DEVELOPMENT AGREEMENT (AZ-OO-024) - 14
before me, a Notary Public, personally appeared Robert D~ Corrie and William
G~ Berg, Imow or identified to me to be the Mayor and ClerIc, respectively, of the
City of Meridian, who executed the instrument or the person that executed the
instrument of behalf of said City, and aclmowledged to me that such City
"..D....',..... .I
executed the s~~1!. L. 8A~.4I,p4P#.
, r'" ~~ ~./Jt. ~'\
I' ,y~ + \
I .i.OTAlll. ~
. r ~ :
: ..L cGllJt94l11t .. ::
:- .
\ JltUIIL\G 1
~ 1/
cP~ ~o
of 1'.11 OF \9 ~fI
:t,-...... ~. _A....'...
- ..VfIGO...........
STATE OF IDAHO )
:ss
County of Ada
On this
)
20+ '"
(SEAL)
day of
.I
j1)r)(j l ht be,
, in the year 2001,
Public for Idaho
ission expires: 'lIp-oj 07
z:\ W ork\M\Meridian \1v1eridian 15360 M\S parrowha,vk\DevelopAgr. wpd
DEVELOPMENT AGREEMENT (AZ-OO-024) - 15
EXHIBIT A
Legal Description Of Property
A parcel of land located in the 51/2 of Section 8, T~3N~, R~ IE~,
B~M., Ada County, Idaho more particularly described as follows:
Commencing at the SW corner of said Section 8 from which the
SI/4 corner of said Section 8 bears North 89037FOO" East, 2645.88
feet;
thence along the South boundary line of said Section 8 North
89037'00" East, 661 ~20 feet to the REAL POINT OF BEGINNING;
thence leaving said South boundary line North 0000 I rS3H East,
284.11 feet;
thence North 8903711Su East, 331 ~OO feet;
thence North 00001 '53 n East 198.00 feet to a point on the South
boundary line of Locust Grove Industrial Parl< Subdivision as
filed in Bool< 41 of Plats at Page 3391, records of Ada County,
Idaho;
thence along said South boundary line North 89037' ISH East,
1653.46 feet to the southeast corner of said Locust Grove
Industrial Parl< Subdivision;
thence along the North-South centerline of said Section 8 South
00000'1711 West, 355.83 feet;
thence leaving said North-South centerline South 89037'00" West,
100..00 feet;
thence South 00000'17" West1 127.00 feet to a point on the South
boundary line of said Section 8;
thence along said South boundary line South 8903 7'00" West,
1884..69 feet to the Real Point of Beginning, containing 20.20
acres, more or less~
DEVELOPMENT AGREEMENT (AZ-OO-024) - 16
EXHIBIT B
Findings of Fact and Conclusions of Law/Conditions of Approval
DEVELOPMENT AGREEMENT (AZ-OO-024) - 17
BEFORE THE MERIDIAN CITY COUNCIL
ClC 02~06-0 I
IN THE MA ITER OF THE )
APPLICATION OF SITZLAR )
REAL ESTATE DEVELOPMENT, )
LLC, THE APPLICATION FOR )
ANNEXATION AND ZONING )
OF 20~20 ACRES FOR A )
DEVELOPMENT OF A 3~LOT )
COMMERCIAL SUBDIVISION )
TO BE I<NOWN AS )
SPARROWHAWI( )
SUBDIVISION, LOCATED AT )
THE NORTHEAST CORNER OF )
NOLA ROAD AND FRANI<LIN )
ROAD, MERlDIAN, IDAHO )
)
Case NOa AZ-QO-024
FfNDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION
FOR ANNEXATION AND
ZONING
The above entitled annexation and zoning application having come on for
public hearing on February 6,2001, at the hour of 6:30 p.m~J and Shari Stiles,
Planning and Zoning Administrator, appeared and testified) and appearing on behalf
of the Applicant was Shawn Nickel, and appearing and testifying with comments
and/or concerns was John Anderson, and the City Council having duly considered the
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page I
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB. / (AZ..OO-024)
evidence and the record in this matter therefore mal(es the follo\ving Findings of Fact
and Conclusions of La,v, and Decision and Order:
FINDINGS OF FACT
1. The notice of public hearing on the application for annexation and
zoning was published for two (2) consecutive week.s prior to said public hearing
scheduled for ~ebruary 6, 2001 J before the City Councit the first publication
appearing and "vritten notice having been mailed to propex::y o\vners or purchasers of
record within three hundred feet (300') of the external boundaries of the property
under consideration more than fifteen (15) days prior to said hearing and with the
notice of public hearing having been posted upon the property under consideration
more than one weel< before said hearing; and that copies of all notices were made
available to newspaper, radio and television stations as public service announcements;
and the matter having been duly considered by the City Council at the February 6,
200 I t public hearing; and the applicant, affected property owners, and government
subdivisions providing services vvithin the planning jurisdiction of the City of
l\tleridian, having been given full opportunity to express comments ~d submit
evidence.
2.. There has been compliance with all notice and hearing requirements set
forth in Idaho Code gS 67~6509 and 67-6511, and Meridian City Code SS 11..15-5
and 11-16-1.
FINDINGS OF FACT AND CONCLUSIONS OF LAW .-
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLARREAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB. / (AZMOO..024)
Page 2
3~ The City Council tal<es judicial notice of its zoning, subdivisions and
development ordinances codified at Titles II and 12, Meridian City Code, and all
current zoning maps thereof, and tIle COlnprel1ensive Plan of the City of Meridian
adopted December 21, 1993, Ordinance NOt 629, January 4,1994, and maps and the
ordinance establishing the Impact Area Boundary..
4. The property \vhich is the subject of the application for annexation and
zoning is described in the application, and by this reference is incorporated herein as
if set forth in fUlL
5.. The property is approximately 20t20 acres in size and is located at the
northeast comer of Nola Road and Franklin Road~ The property is designated as
Sparrowha\vlc Subdivision..
6.. The o\vner of record of the subject property is D. Arlene Stutzman, of
Meridian, Idaho4
7. Applicant is Sitzlar Real Estate Development LLC~, of Eagle, Idaho.
8. The property is presently zoned by Ada County as RT, and consists of
residential and open ground..
9~ The Applicant requests the property be zoned as C...G~
10. The subject property is bordered to the north by Locust Grove
Industrial Park, by Greenhill Estates Subdivision in Ada County to the south, a
Meridian school site to the east, a single family residence to the north\vest, and city
FINDINGS OF FACT AND CONCLUSIONS OF LAW ..
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZIAR REAL ESTATE
DEVELOPMENT LLC / SP 1\RROWHA WI( SUB~ / (i\Z-OO..024)
Page 3
limi ts of the City of Meridian are adjacent and abut to the north and east of the
subject property.
Ii ~ The propeny which is the subject of this application is '\vithin the Area
of Impact of th'e City of Meridian..
12. The entire parcel is included within the Meridian Urban Service
Planning Area..
13. The Applicant proposes to develop the subject property in the folIovving
manner: develop a 3..1ot commercial subdivision.
14. The Applicant requests zoning of the subject real property as C..G ,"vhich
is consistent "vith the Meridian Comprehensive Plan Generalized Land Use Map
\vhich designates the subject property as MixedIPlanned Use Development..
15. There are no significant or scenic features of major importance that
affect the consideration of this application.
16. The City Council appreciates and recognizes the concerns of Milo O~
Elston who submitted a letter on January 3,2001.
17. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction, public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed:
FINDINGS OF FACT Ai'JD CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRAt~TING APPliCATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC I SPARROWHAWI( SUB. / (AZ-OO-024)
Page 4
Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
I 7 ~ 1 Applicant shall be required to enter into a Development Agreement \vit11
the City as a condition of annexation~
1 7 ~2 A condition of the Development Agreement shall be that development
and use of each lot in this subdivision will occur only through the
Conditional Use Permit process.
17~3 Due to the single-family use abutting Lot I, Blocl( I, a minimum 25-
foot-wide planting strip, in accordance with City Ordinance 12-131 is
required along the property lines abutting the residential lot and shall be
a condition attached to this property in the Development Agreement~
I 7~4 A minimum lO-foot-wide landscape street buffer, platted as a separate
common lot, shall be required beyond the existing right-of-'\rvay line
along the full North Nola Road frontage~
1 7 ~5 A minimum 35-foot-wide landscape street buffer, platted as a separate
common lot, shall be required beyond the future right..of.-\vay line along
the full Franldin Road frontage.
17 ~ 6 A detached sidewall< with a minimwn 5-foot-wide planter strip between
the curb and sidewalk shall be required along the Franldin Road
frontage.
I 7 ~ 7 All irrigation ditches, laterals or canals, exclusive of natural watenvays,
intersecting, crossing or lying adjacent and contiguous to the parcel shall
be tiled per City Ordinance 12-4..13 and plans shall be approved by the
appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works
Deparunent~
17.8 Any e.xisting domestic wells and/or septic systems vvithin this project vviIl
have to be removed from 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 irrigationt
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZIAR REAL ESTATE
DEVELOPMENT LLC / SP ARROWHA WI< SUB. / (AZ-OO-024)
Page 5
1 7.9 Two-hundred-fifty- and 1 aD-watt, high-pressure sodiwn streetlights will
be required at locations designated by the Public Worl(s Department.
All streetlights shall be installed at subdividerJs expense~ Typical
locations are at street intersections and/or fire hydrants~
1 7 ~ 10 Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance \!Vith
City Ordinance Sections 1 I-13-4.C. and 12..5..2.M.
17.11 Off street parking shall be provided in accordance with the City of
Meridian Ordinance 11-13 for use of propeny.
17..12 A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer
(Ord. 5577 10-1-91) for all off..street parl<ing areas in the proposed
future commercial lots. All site drainage shall be contained and disposed
of on ..si te..
17.13 All signage in the proposed future commercial lots shall be in accordance
\vith the standards set forth in Section 11-14 (or subsequently adopted
ordinance) of the City of Meridian Zoning and Development
Ordinance. No temporary signage, flags, banners or flashing signs will
be permitted.
1 7 ~ 14 Provide five...foot-wide sidewalks in accordance with City Ordinance
Section 12..5..2.1<"
17..15 All construction shall conform to the requirements of the Americans
with Disabilities Act.
17.16 The Applicant is aware that strip conunercial development is prohibited,
and therefore, Applicant shall be required to inform prospective buyers
of the lots that clustered, off.~set setbacl<s and creative design shall be
encouraged and development representing any form of strip
development is not allowed.
Adopt the Recommendations of the Ada County Highway District dated
February 6,2001, and upon the completion of their review adopt any
additi~nal Recommendations in ACHD action to follow on or about February
FINDINGS OF FACT AND CONCLUSIONS OF LAW ~
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWIC SUB.. / (AZ-OO-024)
Page 6
28,2001.
18.. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 17, and all
sub-parts, the economic welfare of the City and its residents and tax and rate payers
"viII be protect~.d, '\vhich requirement shall be included in a development agreement, a
condition of annexation and zoning designation.
18~ It is also found that the development considerations as referenced ill
Finding No. 17 are reasonable to require and must be tal(en into account, in order to
assure the proposed development is designed, constructed, operated and maintained
in a manner which is harmonious and appropriate in appearance 'With the eristing, or
intended character of the general vicinity, in order to assure that the proposed use
will not change. the essential character of the affected vicinity and will insure that the
proposed uses will not be hazardous or disturbing to the existing, or future
neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smol<eJ fumes, glare and odors~
19 ~ It is found that the zoning of the subject real property as General Retail
and Service Commercial District (C..G) requires connection to the Municipal Water
and Sewer systems and will be compatible ,vith the Applicant's development
intentions, and \ViII assure that the zoning is consistent with the Meridian
Comprehensive Plan Generalized Land Use Map which designates the subject
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB~ / (AZ..OO-024)
Page 7
property as NlixedIPlanned Use Development~
20~ The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
Plan of the City as follows:
20.1 The consideration of the provisions of the Comprehensive Plan and the
requirements of the zoning ordinance assure that the processing of such
application is the management of growth with the aim to achieve high..
quality development~ Enhancement of Meridian's quality of life for all
residents is achieved by applying the criteria of the Comprehensive Plan
and the zoning ordinance of the City to all applications such as the
subject application~
20~2 This proposed new growth development will finance public service
expansion by the requirement herein that the applicant comply with the
requests submitted of the political subdivisions responses vvithin the
Meridian Urban Service Planning Area submitted in the record of this
mattert
20~3 The application is consistent with Meridian"s self identity..
20..4 The preselVation and improvement of the character and quality of
Meridian's man-made environment while maintaining its identity as a
self~suffident community is achieved by applying the criteria of the
Comprehensive Plan and the zoning ordinance of the City to the subject
application.
20~5 Compliance with the requests of the political subdivisions providing
se:rJicesl assures that community services are being provided for existing
a~d projected needs and that the land use patterns of the City are
balanced to insure that revenues pay for services and that the Urban
Service Planning Area is visually attractive, efficiently managed and
clearly identifiable..
20~6 Compatible and efficient use of land through innovative and functional
site design is achieved by applying the criteria of the Comprehensive
FINDINGS OF FACT AND CONCLUSIONS OF LAW-
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB.. / (AZ-OO..024)
Page 8
Plan and the zoning ordinance of the City to the subject app1ication~
CONCLUSIONS OF LAW
I. The City of Meridian has authority to annex real property upon written
request for annexation and the real property being contiguous or adjacent to city
boundaries and that said property lies within the area of city impact as provided by
Idaho Code Section 50..222~ The Meridian City Code g 11-16 provides the City may
ann~\: real property that is "Wi.thin the Meridian Urban Service Plarming Area as set
forth in the City's Comprehensive Plan.
2t The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing \vithin the City and State..
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975', codified at Chapter 65J Title 67,
Idaho Code by the adoption of 'Comprehensive Plan, City of Meridian, adopted
December 21,1993, Ord. No~ 629, January 4,19949'
4.. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
4~A The Goals of the Comprehensive Plan are set forth at Page 5 and
include:
4..1 To preserve Meridian's environmental quality and to malce
provisions for and improve the total natural environment
by adopting City-wide and Urban Service Planning Area
policies, which deal with area...specific policies and
FINDINGS OF FACT AND CONCLUSIONS OF LAW ~ .
AND DECISION AND ORDER GRANTING APPUCATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC/ SPARROWHAWICSUB./ (AZ-OO-024)
Page 9
programs..
4..2 To ensure that growth and development occur in an
orderly fashion in accordance with adopted policies and
procedures governing the use of land. residential
development the provision of seIVices and the distribution
of new housing units within the Urban Service Planning
Area..
4.3 To encourage the kind of economic grO\vtll and
development which supplies employment and economic
self-sufficiency for existing and future residents, reduces
the present reliance on Boise and strengthens tlle Cityt s
ability to finance and implement public inlprovementsJ
services and its open space character..
4..4 To provide housing opportunities for all economic groups
within the community ~
4.5 To preserve and improve the character and quality of
Meridian~s man-made environment while maintaining its
identity as a self-sufficient community.
4.6 To encourage cultural, educational and recreational
facilities which will fill the needs and preferences of the
citizens of Meridian and to insure that these facilities are
available to all residents of the City.
4..7 To provide community services to fit existing and projected
needs ~
4.8 To establish compatible and efficient use of land through
the use of innovative and functional site design~
4~9 To encourage a balance of land use patterns to insure that
revenues pay for services.
4..10 To create an Urban Service Planning Area which is visually
attractive, efficiently managed a~d clearly identifiable.
FINDINGS OF FACT AND CONCLUSIONS OF LAW ..
AND DECISION AND ORDER GRANTING APPUCATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB. / (AZ-OO~024)
Page 10
4.B The Goals and Polices of the Comprehensive Plan that most
directly apply to the proposed project are as follows:
Goal 3 is uto encourage the land of economic growth and
development which supplies employment and economic seIfR
sufficiency for existing and future residents, reduces the present
reliance on Boise and strengthens the City's ability to finance al1d
'implement public improvements, services, and its open space
character. U
Goal B is "to establish compatible and efficient use of land
through the use of innovative and functional site design."
Goal 9 is uto encourage a balance of land use patterns to insure
that revenues pay for services~n
Economic Development
1.1 The City of Meridian shall make every effort to create a
positive atmosphere that encourages. . .. commercial enterprises to
locate in Meridian.
1.3 The characterJ site improvements and type of new
commercial or industrial developments should be harmonized
with the natural envirorunent and respect the unique needs and
features of each area~
1.5 Strip industrial and commercial uses are not in compliance
with the Comprehensive Plan~
Land Use
I.I0U
Promote the design of attractive roadway entl)7\vay
areas into Meridian which will clearly identify the
community~
3~7
Industrial uses which require the storage or the
production of explosive or hazardous materials
should not be located near residential areas, and
FINDINGS OF FACT AND CONCLUSIONS OF LAW-
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION Al'JD ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAW1( SUB. / (AZ.OO-024)
Page 11
4.3U
5.9
5.12
5.13
5.14
should conform to disposal, spill and storage
measures as outlined by the U.S~ EPA..
Encourage nevv conunercial development in under..
utilized existing corrunercial areas.
The integrity and identity of any adjoining
residential neighborhood should be preserved
through the use of buffering techniques, including
screen plantings, open space and other landscaping
techniquest
Strip development 'Within this mixed-use area is not
in compliance with the goals and policies of the
Comprehensive Plan~
Clustering of uses and controlled access points along
arterials and collector streets will be required.
Because these areas are near 1-84 and Franlclin
Roads, high-quality visual appearance is essential. All
development proposals in this area will be subject to
development revie\rv guidelines and conditional use
permitting procedures..
Natural Resource & Hazardous Areas
2.1 U Development along major drainage vvays vvill be
restricted to ensure that development does not cause
additional ground or surface water contamination.
3.1 U Manage and prevent unsuitable uses along
drainageways and protect the flood plain of creeI<s
and drains.
3.2U Protect the potential beauty and recreational trail
opportunities of all Meridian watenvays.
FINDINGS OF FACT AND CONCLUSIONS OF LAW ~
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB~ / (AZ-OO-024)
Page 12
Community Design
1.3 Open space areas within all development should be
encouraged.
1.4 Major entrances to the City should be enhanced and
emphasized. Unattractive land uses along these
entrances should be screened from vievv.
2..1 U Require businesses and government to install and
maintain landscaping.
2.3U Encourage the beautification of streets, parldng lots.
" ~etc..
5.. The zoning of General Retail and Service Commercial District (ClOG) is...
defined in the Zoning Ordinance at ~ 11-7-2 K as follows:
(COMGl General Retail and Service Commercial District: The purpose of the
C...G District is to provide for commercial uses which are customarily operated
entirely or almost entirely 'Within a building; to provide for a review of the
impact of proposed commercial uses which are auto and service oriented and
are located in close proximity to major highway or arterial streets; to fulfill the
need of travel-related services as well as 'retail sales for the transient and
permanent motoring public" All such districts shall be connected to the
. Municipal water and sewer systems of the City, and shall not constitute strip
commercial development and encourage clustering of commercial development.
6~ By authority of the City of Meridian under the Comprehensive Plan, a
conditional use permit i~ required for Applicant to construct and develop a 3-1ot
commercial subdivision..
7. Since the annexation and zoning of land is a legislative function, the
City has authority to place conditions upon the annexation of land. See Burt vs. The
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXA TION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC/ SPARROWHAWI( SUB. / (AZ-OO-024)
Page 13
City of Idaho Falls, 105 Idaho 65, 665 P2d 1075 (1983).
8~ The development of the annexed land, if annexed, shall meet and comply
with the Ordinances of the City of Meridian including, but not limited to: Section 12-
2...4 \vhich pertains to development time schedules and requirements; Section 12-4-131
whicll pertains to the piping of ditches; and Section 12-5..2 N, which pertains to
pressurized irrigation systems.
9~ The development of the property shall be subject to and controlled by
the Zoning and Subdivision and Development Ordinances of the City of Meridian~
10. Section 11-16~4 A of the Zoning and Development Ordinance provides
in part as follovvs:
If property is annexed and zoned, the City may require or permit, as a
condition of the zoning, that an owner or developer make a written
commitment concerning the use or development of the subject property. If a
commitment is required or permitted, it shall be recorded in the office of the
Ada County Recorder and shall tal<e effect upon the adoption of the ordinance
annexing and zoning the property, or prior if agreed to by the owner of the
parcel. Unless the cOlnmitment is modified or tenninated by the City Council,
the commitment shall be binding on the owner of the parcel, each subsequent
ovvner, and each other person acquiring an interest in the property. A
commitment is binding on the owner of the property even if it is unrecorded;
ho\vever;' an unrecorded commitment is binding on subsequent owners and
each other person acquiring an interest in the property only if the subsequent
owner and each other person acquiring an interest in the property has actual
notice of the conunitment.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
FINDINGS OF FACT AND CONCLUSIONS OF LAW -
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPME~T LLC / SPARROWHAWI< SUB. / (AZ-OO..024)
Page 14
1 ~ The applicant's request for annexation and zoning of approximately
20t20 acres to General Retail and Service Commercial District (CMG) for the
de\Teloprnent of a 3-1ot conunercial subdivision is granted subject to the terms and
conditions of this Order hereinafter stated~
2~ The application is for annexation and zoning of 20.20 acres~ The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No~
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. Developer enter into a Development Agreement that provides in the
event the conditions therein are not met by the Developer that the property shall be
subject to de-annexationt with the City of Meridian, which provides for the following
conditions of development, to-wit:
Adopt the Reconunendations of the Planning and Zoning and Engineering staff
as fo Ii o,vs;
3 ~ I Applicant shall be required to enter into a Development Agreement with
the City as a condition of annexation.
3~2 A condition of the Development Agreement shall be that development
and use of each lot in this subdivision will occur only through the
Conditional Use Permit process.
3.3 Due to the single..family use abutting Lot 1, Block I, a minimum 25-
foot-wide planting strip, in accordance with City Ordinance 12w13, is
required along the property lines abutting the residential lot and shall be
FIND[NGS OF FACT AND CONCLUSIONS OF LAW ..
AND DECISION AND ORDER GRANTING APPliCATION
FOR ANNEXATION AND ZONING/BY SITZLARREAL ESTATE
DEVELOPMENT LLC / SP ARROWHA WI( SUB ~ / (AZ-OO-024)
Page 15
engineer is required and shall be submitted to the City Engineer
(Ord. 557, 10-1--91) for all off-street parl<.ing areas in the proposed future
commercial lots. All site drainage shall be contained and disposed of on..
site~
3~ 13 All signage in the proposed future commercial lots shall be in accordance
with the standards set forth in Section 11-14 (or subsequently adopted
ordinance) of the City of Meridian Zoning and Development Ordinance~
No temporal)7 signage, flags, banners or flashing signs ,vill be permittedp
3~14 Provide five-footw<wide sidewalks in accordance vvith City Ordinance
Section 12..5..2.1(.
3.15 All construction shall conform to the requirements .of the Americans
with Disabilities Act~
3~16 The Applicant is aware that strip commercial development is prohibited,
and thereforeJ Applicant shall be required to inform prospective buyers
of tIle lots that clustered, off-set setbacks and creative design shall be
encouraged and development representing any form of strip development
is not allo,ved~
Adopt the Recommendations of the Ada County Highway District dated
February 61 2001, and upon the completion of their review adopt any
additional Recolnmendations in ACHD action to follow on or about February
28, 2001.
4~ The City Attorney shall prepare for consideration by the City COlU1cil
the appropriate ordinance for the annexation and zoning designation of the real
property which is the subject of the application to (C-G) General Retail and Service
Commercial District, and Meridian City Code 9 11-7 -2 I~
s~ Subsequent to the passage of the Ordinance provided for in section 4 of
this Order the engineering staff of the Public Worl<s Department shall prepare the
FINDINGS OF FACT AND CONCLUSIONS OF LAW.
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC I SP ARROWHA WI( SUB. / (AZ-OO-024)
Page 17
appropriate mapping cha~ges of the. official boundaries and zoning maps as provided
in Meridian City Code 9 11-21-1 in accordance Vlith the provisions of the ann~xa.tion
and zoning ord.inance~
NOTICE OF FINAL ACTION
Please taI<e notice that this is a final action of the governing body of the City
of Meridiall~ Pursuant to Idaho Code ~ 67..6521 an affected person is a person who
has an interest in real property which may be adversely affected by the issuance or
denial of the annexation and zoning and who 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 20 t!:::. day
of Fe6;-t(.~
ROLL CALL
COUNCILMAN RON ANDERSON VOTED-$.a.-
J 200 1 ~
COUNCILMAN KEITH BIRD VOTED ~
COUNCILWOMAN TAMMY deWEERD VOTED~
COUNCILWOMAN CHERIE McCANDLESS VOTED ~
FINDINGS OF FACT AND CONCLUSIONS OF LAW.. Page 18
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/BY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB~ / (AZ-OO.024)
rv1AYOR ROBERT D. CORRIE (TIE BREAI<ER)
DATED: 2--2-0 -Of
VOTED ----
MOTION: ~
APPROVED~ --- DISAPPROVED:
Copy served upon Applicant, the Planning and Zoning Department, Public Warks
Department and the City Attorney.
By;d1~fi~ a-
City Clerk ,- /
Dated: '2 -2&-t)(
msg/Z:\ W ork\M\McridianWeridian 15360~parrowh.awk\AZFfClsOrdcr.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW ~
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONINGIBY SITZLAR REAL ESTATE
DEVELOPMENT LLC / SPARROWHAWI( SUB. / (AZ..OO..024)
Page 1 9
CITY OF 1\...ERlDIAN
PUBLIC WORKS DEPARTMENT
LETTER OF TRANSMITTAL
Date: \y . \l-(Jd
To: ~CL:~f ~\~
RECEIVED
JUN 1 9 2002
From: Kane A Glenn
Dept. Specialist Supervisor
City of Meridian
City Clerk Office
Subject: \..jJoh,--, --\\\C(~~~+
COPIES
These are transmitted:
o For your ~For action 0 For review 0 For your use 0 As requested
infonnation specified below and comment
Remarks:
~'I\ ~ ~ ~'-- ~~W\-L.
~~ tf'V-:lt~ -be, WI u.u....t.. 1d. ~0.
\ \fl.\'\..J.-'Il ~'-.Lll ~ ~"-' ~(7\ <+- U-o-Lt
t:> ~~ ..J~~'-1\"-' ~ i'\IU . J
Copy to: File
Si~ 1\..,\ -: ]
~ ~~,~ J
660 E. Walertower, Ste. 200
Meridian, Idaho 83642
(208) 898~5500
Fax (208) 887-1297
Joint School District No.2
911 Meridian Street · Meridian, Idaho 83642 · (208) 888-6701 . Fax (208) 888.6700
SUPERINTENDENT
Christine H. Donnell
November 13,2001
Mr. Gerald Smith
Meridian City Public Works Director
660 East Watertower
Meridian, ID 83642
Re: Meridian High School Cafeteria and Classroom Addition - Water Main Easement
Dear Mr. Smith:
Please find attached the Water Main Easement executed by the school district for the referenced
project. Upon recording please provide a copy for our files.
Should you have any questions please give me a calL
Sincerely,
~~~
Wendel Bigham
Supervisor Facilities and Construction
rt. ; So wa. ~ ;n w rC1Y\.;J
f/'/~ - ~I.o:/ 5 ?Jy
/pw
WATER MAIN EASEMENT
THIS INDENTURE, made this 26th day of October 2001 between Meridian Joint School District No.2. the
parties of the first part. and hereinafter called the Grantors, and the City of Meridian, Ada County, Idaho. the
party of the second part, and hereinafter called the Grantee;
WITNESSETH:
WHEREAS, the Grantors desire to provide a water main right~of-way across the premises and property
hereinafter particularly bounded and described: and
WHEREAS, the water main is to be provided for through an underground pipeline to be constructed by
others: and
WHEREAS, it will be necessary to maintain, service and subsequently connect to said pipeline from
time to time by the Grantee;
NOW, THEREFORE, in consideration of the benefits to be received by the Grantors, and other good
and valuable consideration, the Grantors do hereby give, grant and convey unto the Grantee theright-of-
wny for an easement for the operation, maintenance, repair, replacement ofa water main over and across
the following described property:
(SEE ATTACHED EXHIBIT A and B)
The easement hereby granted is for the purpose of construction and operation of a water line and their
allied facilities, together with their maintenance, additional connection thereto, repair and replacement at
the convenience of the Grantee, with the free right of access to such facilities at any and all times.
TO HA VE AND TO HOLD, the said easement and right-of-way unto the said Grantee, it's successors
and assigns forever.
IT IS EXPRESSLY UNDERSTOOD AND AGREED, by and between the parties hereto, that after
making repnirs, performing other maintenance or making subsequent connection to the water line,
Grantee shall restore the area of the easement and adjacent property to that existent prior to undertaking
such repairs and maintenance. However, Grantee shall not be responsible for repairing, replacing or
restoring anything placed within the area described in this easement that was placed there in violation of
this easement
THE GRANTORS hereby covenant and agree that they will not place or allow to be placed any
permanent structures, trees, brush, or perennial shrubs or flowers within the area described for this
easement, which would interfere with the use of said easement, for the purposes stated herein.
THE GRANTORS hereby covenant and agree with the Grantee that should any part of the right~of~way
and easement hereby granted shall become part of, or lie within the boundaries of any public street, then,
to such extent, such right~of-way and easement hereby granted which lies within such boundary thereof
or which is a part thereof, shall cease and become null and void and of no further effect and shall be
completely relinquished.
Water Main Easement
Page]
WTRdoc
EASMT -
THE GRANTORS do hereby covenant with the Grantee that they are lawfully seized and possessed of
the aforementioned and described tract of land, and that they have a good and lawful right to convey said
easement. and that they will warrant and forever defend the title and quiet possession thereof against the
lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the said parties of the first part have hereunto subscribed their signatures the
day and year first herein above written.
GRANTOR:
~~
President! Superintendent, Meridian Joint School Dis tric t No. 2
~~
Secretary I Clerk of the Board
STATE OF IDAHO )
) ss
County of Ada )
On this ~ day of November , 20Q.!.., before me, the undersigned, a Notary Public in
and for said State, personally appeared Chris tine Donnell and
M. Schug , known or identified to me to be the President and Secretary, respectively, of the
~!I1J~ corporation that executed the within instrument, and acknowledged to me that such corporation
.,..~~..:~~ A. ~&eu!:d the same.
;/' ~"\. C~*"~."~Q"",,, ,1,> .....-:,
f i:!..".a" rtr~ss WHEREOF, I have hereunto set my hand and affixed my official seal the day and year
= ~: 1'10TA.IfIit ribd1e';vritten,
:: ........ : -.- : :: ()!l ~
l*\PUBL1.Cl*ff ~/Jt-Aih'.IL -~ NOTARY
'\..,:S~":","""">J"""~j....~~/ PUBLIC FOR IDAHO
",.,~~'I'1il OF \~~~......" \...1lJ d Q 17 _ 1
#'~~lmlll11 Residing at ! VI QJ) - .i1l'A}. ~~Conunission
Expires: I
GRANTEE: CITY OF MERIDIAN
~m?!t} ~~
dI~h-~, (t,
Attest by William G. Berg, 'ty Ckfk \')70 V8/1S\' , .f? j
Approved By City Council On: ///.20 ~ I "/'<,/;1.:~...:." ..': '"~~~,<""
\\ ,\ \ \ \ \ Illlll" If 1111I1
"",,~--\ Of MERlO/. 111////
}" () Ofl,POR..q h '-11-- /~
:::' ~0 ~o ~
- ~
~ ~
- -
Water Main Easement
Page 2
WTR.doc
EASMT -
EXHIBIT "A"
Fire Line Easement Description
A 20.00 foot fire line easement in a portion of the Southeast % of the Northeast % of
Section 11, Township 3 North, Range 1 West, Boise Meridian, in the City of Meridian, County
of Ada, State of Idaho, lying 10.00 feet each side of the following described centerline:
Commencing at the southeast corner of the Southeast % of the Northeast % of
Section 11, Township 3 North, Range 1 West, Boise Meridian;
Thence North 00000'00" East, 454.40 feet, along the east line of said Southeast % of the
Northeast %;
Thence at right angles North 90000'00" West, 409.50 feet to the True Point of Beginning;
Thence North 00018' 54" East, 312.40 feet;
Thence at right angles North 89041 '06" West, 43.20 feet to a point on the face of the new
building and the terminus of this easement.
The limits of said easement shall be extended or shortened at the beginning, terminus and all
angle points, so as to make for a continuous and uniform width of access throughout.
~
J::::
fk
~
{fl
a
I;: 8~
~ s-~\-
W ~
:: ~ ~~'ci
en YJ ~~~
:: ~ ~::
~ i!:Ci~
f-- II'a l5[l:J~
S9 '-I.J i~~
~ <: ~~~
lJJ ~ ~~~
~ ~~.~
<:: (/}l<):!;
~ ~~~
~ ~~~
~ ~1?~
8 ~~~
o ~~~
~
~
It.
~
~~
m
~~b:
~!~
(is ~ ~~
~~~-
a:: ...... ~
~ ~~~
co~~~',Lu
~ ~ ~~~
~ ~ ~~ g
~",iS~~
co is 'o2.~
. ..:!.Hf'2-
~
i ~~
~~U
i ~ i~
~ ~;~~
~ g~U
~ .u ~~
I
I
I
I
I
I
I~
I~
I
I
I
I
I;"
IZ
I~
I'"
!/ I
..@ I
[~~=:-=-=:~~J~=~~~~~=:-=-=~Jl
~I tD ~
-1
a
a
::J::
C)
~~~ ~
...... ...... (;)
l1..l l1..l (d :c:
t;)<:: u) <:
~
Q
~
~
~"'
i;~ ~~
~",h~ I
~Hm
~ ~~ ~ l
~g; '"
~I-
3~.oo.OON
.D""~' -