Application
Charlene Way
From:clerk@meridiancity.org
Sent:Thursday, August 13, 2020 1:48 PM
To:Charlene Way
Subject:Development Application Transmittals - Compass Pointe ALT, AZ, PUD, PP
H-2020-0062
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Development Application Transmittal
Link to Project Application: Compass Pointe ALT, AZ, PUD, PP H-2020-0062
Transmittal Date: August 13, 2020 Hearing Date: September 17, 2020
Assigned Planner: Joe Dodson
To view the City of Meridian Public Records Repository, Click Here
The above “Link to Project Application” will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced above. To review the
application and project information please click on the application link above. The City of Meridian values transparency
and makes a variety of information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified above. When
responding, please reference the file number of the project. If responding by email, please send comments to
cityclerk@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner identified above
at 208-884-5533.
Thank you,
City Clerk’s Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
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Built for Business, Designed for Living
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1
Hearing Date: September 17, 2020
Planner: Joseph Dodson
File No.: H-2020-0062
Project Name: Compass Pointe
Request:
• Annexation and zoning of 7.69 acres of land with the R-15 zoning district;
• Preliminary Plat consisting of 50 single-family attached building lots and 8 common lots
on approximately 7.6 acres of land in R-15 zoning district;
• Request for Alternative Compliance for the purpose of connecting a private street directly
to an arterial street;
• Request for a Planned Unit Development for the purpose of reducing the rear setback of
the R-15 zoning district, by A-Team Land Consultants.
Location: The site is located at the southwest corner of E. Victory Road and S. Locust Grove
Road, in a portion of the NE 1/4 of the NE '/4 of Section 30, Township 3N., Range
1 E.
Planning Division
DEVELOPMENTREVIEWAPPLICATION
STAFF USE ONLY:
Project name:
File number(s):
Assigned Planner: Related files:
Type of Review Requested(check all that apply)
Accessory Use(check only 1)
Final Plat
DaycareFinal Plat Modification
Home OccupationLandscapePlan Modification
Y
Home Occupation/Instruction for 7 or morePreliminary Plat
Administrative Design ReviewPrivate Street
Y
DR ModificationProperty Boundary Adjustment
Y
Alternative ComplianceRezone
Y
Annexationand ZoningShort Plat
Certificate of Zoning ComplianceTime Extension(check only 1)
CZC ModificationDirector
City Council ReviewCommission
Comprehensive Plan Map AmendmentCouncil
Comprehensive Plan Text AmendmentUDC Text Amendment
Conditional Use PermitVacation(check only 1)
Conditional UsePermitModification(only 1)Director
DirectorCommission
Commission
Variance
QVE
Development AgreementModificationOther
Y
Applicant Information
BUfbnMboeDpotvmubout
Applicantname: Phone:
319.982.8131
2896XijtqfsDpwfBwfovftufwfAbufbncpjtf/dpn
Applicant address: Email:
CpjtfJE9481:
City: State:Zip:
Applicant’s interest in property: Own Rent Optioned Y Other QspkfduNbobhfnfou0SfbmFtubuf
319.982.8131
CvmufsSfbmuzMMD
Ownername: Phone:
315GsbolmjoTusffu
Owneraddress: Email:
tufwfAbufbncpjtf/dpn
SfexppeDjuz
City: State:Zip:
DB
:5174
Sfqsftfoubujwf
Agent/Contact name (e.g., architect, engineer, developer, representative):
BUfbnMboeDpotvmubout-TufwfBsopme319.982.8131
Firmname: Phone:
tufwfAbufbncpjtf/dpn
2896XijtqfsDpwfBwfovf
Agentaddress: Email:
Cpjtf
City: State:JE Zip: 9481:
Y
Primary contact is:ApplicantOwner Agent/Contact
Subject Property Information
4356058MpdvtuHspwfSpbe
4O-2F-tfd41
Location/street address: Township,range, section:
T2241221191-2118/7:SVU
Assessor’s parcel number(s):__________________________Total acreage: Zoning district:
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-1Rev:(2/11/2020)
DpnqbttQpjoufTvcejwjtjpo
Project/subdivision name:
Uifbqqmjdboujtqspqptjoh61upxoipvtfupcfqmbuufepo
General description of proposed project/request:
uifjspxojoejwjevbmmputtpuifzdbocfjoejwjevbmmztpme/BmmdpnnpobsfbboempubsfbxjmmcfnbjoubjofeczIPB/
S.26
Proposed zoning district(s):
8/7:
Acres of each zone proposed:
Type of use proposed(check all that apply):
Y
ResidentialOffice Commercial EmploymentIndustrial Other
Who will own &maintain the pressurized irrigation system in this development?
ONJE
ONJE
Which irrigation district does this property lie within?
TvsgbdfXbufs
Primary irrigation source: Secondary:
DjuzXbufs
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary(if applicable)
61
Number of residential units: 61 Number of building lots:
9
Number of commonlots: Number of other lots:
O0B
Proposed number of dwelling unitsand square footage of living area(for multi-family developments only):
1 bedroom:2–3bedrooms: 4 or more bedrooms:
(up to: 500 sq. feet)(up to: 250-500 sq. feet)(up to: 500 up to 1200 sq. feet)
2-71141.gffu
Minimum square footage of structure (excl.garage): Maximumbuildingheight:
3-2113-461
Minimum property size (s.f): Average property size (s.f.):
8/90bdsf
7/60bdsf
Gross density (Per UDC 11-1A-1): Net density (Per UDC 11-1A-1):
45.qfsdfou
Acreage ofqualifiedopen space:__________________ Percentage of qualifiedopen space: __________________
3/69
Upubmcvggfs>44-762t/g
Typeand calculationsofqualified openspace provided in acres (Per UDC 11-3G-3B):
Cvggfsy/6>27-936/6.3/:7upubmdpnnpomboetdbqf>3/69gpshb{fcp-qbuixbzt-qmb{b-qpdlfuqbsl-qmbzhspvoe/
Amenities provided with this development (if applicable):
Type of dwelling(s) proposed: Single-familyDetachedSingle-family Attached Townhouse
Y
DuplexMulti-familyVertically Integrated Other____________________________________
Non-residential Project Summary(if applicable)
Number of building lots: Common lots: Other lots:
Gross floor area proposed: Existing (if applicable):
Hours of operation (days and hours):Building height:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
BUfbnMboeDpotvmubout-TufwfBsopme
Print applicant name:
6.5.3131
Applicant signature: Date:
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-2-Rev:(2/11/2020)
August 3, 2020
Mr. Bill Parsons, Planning Manager
City of Meridian
33 E. Broadway Avenue
Meridian, Idaho 83642
Dear Bill:
Subject: Revised Narrative - Compass Pointe Subdivision
On behalf of Butler Realty LLC., A Team Land Consultants presents to the City of
Meridian an alternative compliance, preliminary plat, PUD, and a Rezone application for
the proposed Compass Pointe Subdivision. The subject property is located at the
southwest corner of Locust Grove Road and Victory Road. The property contains 7.69
acres and is identified as Ada County As S1130110080 and
S1130110100.
Project Summary
The applicant is proposing 50 residential townhouse units on 7.69 acres. The
site is currently zoned RUT and the applicant is requesting R-15. The proposed
gross density of the residential area is calculated at 6.5 units per acre. Under the
existing FLUM, the site is allowed up to 8 units per acre. The applicant is
proposing to subdivide each of the townhouse building, so they have their own
lot, and this is being done because they are a for sell product.
Alternative Compliance, Access and Roads
The site is adjacent to both Locust Grove Road and Victory Road. Ada County
Highway District (ACHD) has in their five-year work plan to widen both roads and
install a roundabout at the intersection. Both roads will require an additional 17-
feet of right-of-way dedication for the planned roadway improvements. The
submitted site plan and plat conforms with ACHDs design for both roadways.
The applicant is proposing a 24-foot roadway section with rolled curbs and gutter
and 4-foot sidewalk on either side. The main access is off Locust Grove Road, in
alignment with Coastline Street. ACHD has approved this location and is
recommending no addition access into this development, and they are also
asking that the roads are private. Due to ACHD not accepting the roads we are
required to build them as private roads, because they are private the applicant is
requesting alternative compliance with City Code for private streets off an
arterial. The Homeowners Association will maintain the roads and there will be
financial and maintenance provisions spelled out in the CC&Rs.
Land Use Planning & Design/ Project Management/ Real Estate
1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fx. (208) 401-0977
E-mail: steve@ateamboise.com
Page 2
There will be a fire access drive off Victory Road that will be gated off from
general use. That design will be coordinated with the Meridian Fire Department.
There are no additional driveways on either road proposed with this
development, and other than the approved private road location there will be no
direct lot access allowed to either road.
Proposed Buildings
As part of the application we are submitting color photographs of the proposed
buildings. The color combination for the buildings will be a mixture of earth tones
as shown on the submitted pictures. The buildings are proposed with modern
finishes and extensive outdoor decking. The fascia and trim will be designed in
such a way as to better accent the earth tones. Variations in wall panels and
rooflines are provided to make the buildings more architecturally attractive.
Three-foot fencing will be provided to screen the mechanical units. There are a
mix of unit types, some are proposed to be two bedroom and two and a half
baths and others will be three bedroom and two baths. A mix is provided to meet
the demand for a mix in housing types. All of the buildings will have two car
garages with an additional two car parking space provided in front of the garage.
Additional parking is provided within the subdivision in addition to the individual
parking. Nearly all the townhouses will have direct access to a pathway in their
back yard or adjacent to the private road.
Landscaping and Amenities
A landscape plan has been prepared in accordance with the City standards.
There is a proposed 25-foot buffer along Locust Grove Road and Victory Road
and the Ten Mile Creek provides for over 100-feet of buffer from the properties to
the west. We are planning berms along with a fence at the top of the berms
along both Locust Grove Road and Victory Road. This is being done to ensure
privacy and buffering from both roads.
There are two pocket parks, one as you enter the site and one centralized within
the subdivision. The first park will have play equipment, gazebo and picnic area,
along with a plaza and sitting area. The second pocket park will be a
plaza/sitting area and picnic area and gazebo. Both will be extensively
landscaped and maintained by the HOA.
Pathways are provided through out the subdivision and will connect to all
common areas. The center blocks will have pathways in the back of the lots that
will extend out to the sidewalk adjacent to Locust Grove Road. No fencing will be
allowed adjacent to the lots; the only fencing will be the perimeter fence adjacent
to Locust Grove Road and Victory Road. Where the pathways and fire access
extend out to the road, there will be a break in the fence. All the lot landscaping
and buffers will be maintained by the HOA, and not by individual lots owners.
Utilities, Irrigation, Storm Drainage
There are existing wet and dry utilities adjnorth and east of the
property line. The developer is proposing to extend both sewer and water from
Locust Grove Road and Victory. Dry utilities will also be extended into this site to
all the lots. Portions of the common areas will be utilized for storm drain;
C/Projects/Compass Pointe.Narrative.doc
Page 3
subsurface seepage beds will dispose of the storm water. Pressurized irrigation
is proposed to all common areas and lot landscaped areas. All storm drain will be
designed to accommodate the 100-year event. During the construction of the
site, a storm water pollution prevention plan will be provided, and best
management practices will be implemented.
Planned Unit Development
The City allows for Planned Unit Developments (PUD) provided they meet the
standards as listed in 11-7-4 of the City Code and not merely for relief of
dimensional standards. The only dimensional standard that we are seeking relief
of is our rear setback which under City Code for this zone is required to be 12-
feet from the rear lot line. We are requesting that it be 10-feet from the lot line.
This does not affect any neighboring property. To the north is a vacant house
purchased by a developer which is anticipated to be developed soon. Plus,
Victory Road separates our development from that property. To the west is a
developed subdivision that is separated from our site by 120-feet due to the Ten
Mile Creek. To the east is a developed property separated by Locust Grove
Road. The reduction of the setback is not anticipated to adversely impact any
properties in the area.
One of the standards in a PUD is that there is a minimum of 80-feet private open
space provided for each residential unit. With our buildings we are providing 84-
feet on the first floor and over 100-feet on the second-floor areas. Another
standard that we meet is that the site is an infill development of less than five
acres. The properties around this site have been developed and the developable
area of this site is approximately 3.5-acres, excluding the Ten Mile Creek area;
which we are enhancing and utilizing as an amenity. As a required finding we we
will plan to preserve and protect the natural area of the Ten Mile Creek. Along
the Ten Mile Creek we are providing a pathway that will interconnect with all the
other pathways that are provided throughout the project. The pathway and
vehicle connectivity is an additional standard of the PUD ordinance that our
project is demonstrating compliance with.
Another standard within the code for a PUD is that we provide a variety of
housing types. Our proposal includes single family detached, townhomes and
triplex units. Each unit will be built on its own lot so they can be sold. The
building will also be a variety of two bedroom, two and a half bathrooms along
with three bedrooms and two and a half bathrooms. Each unit, as stated above,
will be provided private open space. The architecture will be a more modern
rustic look. Another standard we are meeting is the clustering of buildings along
the Ten Mile Creek, the majority of those building are the triplex design and will
not impact the natural amenity as required by 11-7-4A-4 of City Code. This
project demonstrates complying with many standard of the PUD Ordinance and
the relief from City code that we are asking for is minimal.
Neighborhood Meetings
There was a neighborhood meeting conducted prior to submitting this application
There were several neighbors that showed up to the meeting. The proposed site
design was discussed in length and there were no major objections to what was
C/Projects/Compass Pointe.Narrative.doc
Page 4
being proposed and was welcomed. The site was presented as a higher end
townhouse project, which is the objective of the developer.
Vision Statement
Our vision is to promote a residential development is to increase a variety of
housing choices within the City. This site is centrally located in an area of the
City that has been developed with a significant amount of residential uses with a
limited housing variety. The proposed townhomes will provide a mix of housing
types that the City promotes. There are entertainment and employment centers
in close proximity to the proposed development. This development will help meet
the demand of a mix of housing.
The landscape entrance at the intersection off Locust Grove Road will be
improved to create a nice approach as you enter this site. With nearly one mile
of pathways and the pocket parks provided, this compact development will offer
similar amenities provided in larger developments. The building types provided
are superior to most townhouse developments of this nature. With the
landscaping and screening provided the residents of this development will have a
very private feel, and the neighboring roads and uses will have little impact on
this development. This development will enhance the community and the project
will be an asset to the City.
It is anticipated that the applications are in compliance with all applicable plans and
codes adopted by the City. Please notify us as early as possible if you should need
additional clarification or information regarding this application. The proposed
development will be a great addition to the City. I look forward to working with the City
as this development moves forward in the process.
Sincerely,
A Team Land Consultants
Steve Arnold
Project & Real Estate Manager
Cc: William Butler
Jim Henson
Gina Henson
C/Projects/Compass Pointe.Narrative.doc
CITY OF MERIDIAN
P RE-A PPLICATION M EETING N OTES
Project/Subdivision Name:Compass PointeDate:2/13/2020
Applicant(s)/Contact(s):Steve Arnold –Ap.Representative
City Staff: Joe D.,Bill Parsons, Joe B., Terri, Scott, and Denny.
Location: 3245 S. Locust Grove RoadSize of Property: 7.69 ac
Comprehensive Plan FLUMDesignation: Medium Density Residential(3-8 du/ac)
Existing Use:County ResidentialExisting Zoning: RUT
Proposed Use: SF residential attached; approx. 7 du/acProposed Zoning: R-15
Surrounding Uses: RUT/Residential to the North; Residential to the East, South, and West.
Street Buffer(s) and/or Land Use Buffer(s):25’ Landscape buffer to Victory and Locust Grove (arterials).
Open Space/Amenities/Pathways: 10% open space and amenities required, UDC 11-3G-3. Ensure open space meets minimum
requirements and depict on plans and application upon submittal.
Access/Stub Streets:Ensure proposed access off of Locust Grove meets ACHD standards for distance from intersection/roundabout.
Proposed Private Streets–Ensure there is additional access for emergency only (likely out to Victory). Address each unit off of private
streets.
Waterways/Floodplain/Topography/Hazards:Tenmile Creek runs parallel on Western property line—maintain easement setback. Stay
out of floodplain zone. Refer to Jason Korn for further information.
st
History: 1Pre-app on 10/1/2019
Additional Meeting Notes: Ensure 1 acre parcel is legal parcel ofrecord (RUT and under 5 acre).
-Homes will require meaningful modulation along the arterial roadways
-Work to integrate units into open space(more usable open space)areas through micro-pathways, centrally located
open space, building design/layout that looks out into open space, not into streets.
-Parking –refer to code (UDC 11-3C-6) regarding parking count requirements for 1 and 2 bedroom versus 3+ bedrooms.
Parking pads are to be 10’ x 20’ per required space. Enclosed garages are also to be 10’x20’ for one (1) car, 20’x20’ for two(2) car
garages, measured to the exterior dimensions of the walls.
-29’ wide streets may have parking on one (1) side; 33’ wide streets may have parallel parking on both sides of the street.
-Staff recommends providing parking plan with submittal to ensure adequate parking.
PUD –If Planned Unit Development is sought, closely refer to UDC standards (UDC 11-7)
Alternative Compliance will be required to have private streets directly off of Arterial roadways.
Note: A Traffic Impact Study (TIS)will be required by ACHD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays &expedite the hearing process,applicants are encouraged to submit the TIS to ACHD prior to submitting their application
to the City. Not having ACHD comments and/orconditions on large projects may delay hearing(s) at the City.Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for informationin regard to aTIS, conditions, impact fees and process.
Other Agencies/Departments to Contact:
Ada County Highway Dist. (ACHD)Settler’s Irrigation DistrictBuilding Department
IdahoTransportation Dept. (ITD)Police DepartmentParks Department
Republic ServicesFire DepartmentOther:
Central District Health Department
NampaMeridian Irrigation Dist. (NMID)Public Works Department
Application(s) Required:
Administrative Design ReviewConditional Use Permit Modification/TransferRezone
Alternative ComplianceDevelopment Agreement ModificationShort Plat
AnnexationFinal Plat Time Extension –Council
City Council ReviewFinal Plat Modification UDC Text Amendment
Comprehensive Plan Amendment –MapPlanned Unit DevelopmentVacation
Comprehensive Plan Amendment –TextPreliminary PlatVariance
Conditional Use PermitPrivate Street Other
Notes:1) Applicants are required to hold a neighborhood meeting in accord with UDC 11-5A-5C prior to submittal of an application requiring a public
hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shallpost the site with a public hearing notice
in accord with UDC 11-5A-5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre-application meeting shall be valid for four (4) months.
September 25, 2019
INVITATION TO NEIGHBORHOOD MEETING
Dear Property Owner:
Meridian City Code requires an opportunity for a meeting between the applicant of a
development proposal and the residents of the neighborhood in which the development site
is located. The meeting shall occur prior to formal submittal of the development
application to the City. This letter is anotice of an opportunity to review and discuss our
proposed developmentlocated at 3245, and 3247 S. Locust Grove Road. This is not a public
hearing; public officialswill not be at the meeting. If you have any questions regarding
this Meridian City Code neighborhood meeting requirement, please contact the Planning
Division at 208-884-5533. If you have any questions about the proposed development,
please give me a callat 208-871-7020or email me at steve@ateamboise.comand I will
send you a site plan.
Purpose:To review and provide comments regarding the proposed development.
When:October 3, 2019, at 6:00p.m.
Where:On Site at,3245, and 3247 S. Locust GroveRoad,Meridian ID 83642.
Project Description:The applicant is proposing to subdivide approximately 7.69-acres
into58 townhouse lots. There will be an accompanying Conditional Use,Preliminary Plat
and Rezone application.
If you cannot attend the meeting and have questions concerning the application for
Conditional Use, Preliminary and Rezone applications, please feel free to call me at 208-
871-7020.
Sincerely,
A Team Land Consultants
Steve Arnold
Project & Real EstateManager
Land Use Planning & Design/ Project Management/ Real Estate
1785 Whisper Cove Avenue, Boise Idaho 83709. Ph. (208) 871-7020 Fax. (208) 401-0977
E-mail: steve@ateamboise.com
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC)11-5A-5D, the applicant for all applications requiring a
public hearing (except for a UDCtext amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing.
The applicant shall post acopy of the public hearing notice of the application(s)on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s)shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requirements as stated in
UDC 11-5A-5.
60503131
Applicant/agentsignatureDate
Community Development Planning Division 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
(03/27/2020)
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