The URL can be used to link to this page

Home My WebLink AboutPacket, DRC PLANNER 12/13/2010 . ,,' . . CITY OF SPRINGFIELD - DE4MENT REVIEW COMMITTEE DISTRIBUTION DATE December 14,2010 TO: , ./ 7' -;;7 :;/ V ~ "7 7' '7 ::;z ;7 '7 ~ * ~ ~ 'Current Planning Staff: G, Kafl), J. Donovan, Liz Miller, M. Metzg~r, Lissa Davis, L. Pauly, Tara Jones, Andy Limbird, Dave Reesor, Steve Hopkins,'Molly Markarian 'Matt Stouder, Engineering - Public Works Department Brian Barnett, Traffic EngineerlPE, Public Works Department (agenda only 2/02) 'Michael Liebler, Transportation Planning Engineer, Public Works Department 'Gilbert Gordon, Deputy Fire Marshall, Fire & Life Safety Department Melissa Fechtel, Fire Agenda only 'Ronni Price, Planner, Willamalane Park and Recreation District *Tamara Johnson, Springfield Utility Board (Electric) 'Bart McKee, Water Engineering Supervisor - Springfield Utility Board (Water) Jack Foster, Springfield Utility Board (Energy Conservation) Amy Chinitz, Springfield Utility Board (Drinking Water) 'Jim Henry, Central Lane Communications 911 (full packets Partition/Subdivisions, Street name changes) Dave White, U.S.P.S. (Growth Mgmt. Coordinator) 'Dave Shore, Northwest Natural Gas (needs full packets for Partitions/Subdivisions) 'Celia Barry, Lane County Transportation Thomas Jeffreys, Emerald People's Utility District (EPUD) Lane County Land Management [Urban Transijion Zone] George Ehlers, Lane County Sanitarian [Urban Transition Zone] (if applicable) . Tim Hanely, Rainbow Water District(' only if in the North Spfld area) (if applicable) Ralph Johnston, Lane Regional Air Pollulion Authority (if applicable) Dale Ledyard, Operations Chief, McKenzie Fire District (if applicable) Tom Henerty, Comcast Cable (if applicable) Debbie Crampton, EWEB (electric) (' If in Glenwood) Dick HelgesonlMel Damewood, EWEB (water) ('If in Glenwood) Steve Moe, Glenwood Water District ('If in Glenwood) Bill Grile - Development Services Director (agenda) John Tamulonis, Economic & Community Development Manager 'Dave Puent, Building OffiCial 'Lisa Hopper, Building Services Representative , Greg Ferschweiler, Keith Miyata, Brian Conlon, PW Dept. 'Craig Fitzgerald, Maintenance PW Dept George Walker, Environmental Works Dept., (agenda only) Deanna Buckem, Engineering Assistant, Public Works Dept. Police Chief, Jerry Smith, Police Department (agenda) *Will Mueller, L TD Norm Palmer, Quest COfl)oration (agenda 'Scott Nelson, Pfanning & Development Manager, OooT, State Highway Division Jeff DeFranco, Springfield School District (agenda) William Lewis, Financial Services, Springfield School District ( agenda) Susan Palmer, Reporter, Eugene Register-Guard (agenda) INCLUDE WEEKLY LAND USE INFO Joe Leahy, Cijy Attorney Chris Moorhead, City Surveyor (agenda) (agenda) I~ RECEIVED DEe 1 3 2010 By: /)R c.. PeL cJu.::;t- I D-t 2(Pf~ A request tor land use action, as described on the attached agenda, has been received by the Development Services Office. SpeCific concerns of your division/department/agency should be addressed. If you have comments or requirements of this proposal, please send them in wming to the assigned planner @ Development Services Department, 225 Fifth Street, Springfield, OR 97477. . If your written comments are not received by Wednesday, December 23, 2010 specific concerns of your division/department/agency will not be addressed unless you attend the meeting on December 28, 2010. The Development Review Committee holds staff review meetings on Tuesday @ 8:00 -10:00 a.m. You should also plan to attend the staff meeting on Tuesday if you have specific concerns so that the Planning representative can discuss them prior to meeting with the applicant. If the Planner feels it is necessary for you to participate in the public meetings helshe will let you know on Tuesday. . , will receive a full packet . . . . AGENDA DEVELOPMENT REVIEW COMMITTEE DEVELOPMENT SERVICES DEPARTMENT 225 F/FTH STREET Conference Room 615 Staff Review: December 28, 2010 @ 8:00 - 9:00 a.m. 1. SITE PLAN MODIFICATION (Major) #TYP21 0-00005 TURTLE MOUNTAIN/MCKAY Assessor's Map: 17-03-27-00 TL 902 Address: 1100 Shelley Street Existing Use: Turtle Mountain Manufacturing Company (frozen dairy treats) Applicant submitted plans to modify original Site Plan 1991-07-00095 & DRC2010-00013. The proposed modifications are to construct two food product storage silos, 22' high with a 105' diameter, a concrete foundation pad, and a small bump-out addition to the building to accommodate the ports accessing the storage silos. Planner: Steve Hopkins 1 City of Springfield Development Services Department 225 Fifth Street Springfield, OR 97477 . . Site Plan Review A licant Name: Ted McElro , Plant Mana er Turtle Mountain LLC Phone 541-338-9400 ext 3603 541-284-1127 Com an : Address: Fax: Owner: P;O. Box OR 97402 Gail Fortier Phone 541-485-8383 SSW En ineers Inc. Fax: 541-485-8384 2350 Oakmont Wa OR 97401 McKa Commercial Pro erties LLC Phone 541-484-7102 McKa Commercial Pro erties Fax: 541-484-7103 A licant's Re .: Com an : Address: Com an Address: ASSESSOR'S MAP 76 Centennial Loo 17-03-27-0-0 TAX LOT ene OR 97401 902 Address: Size of Pro er : Proposed Name of . . 1100 Shelle Street S rin field OR 97477 9.9868 Acres Silo Installation at Turtle Mountain LLC Description of Pro osal: Existin Use: Manufacture of Dai Free Frozen Treats b Turtle Mountain LLC New Impervious Surface Coverage (Including Bldg. Gross _ 0 sf If you are Filling in this form by hand, please attach your proposal description to this application. ... -... Si natures: Please si Associated A lications: p f2-e, 10-tXXX:J Pre-Sub Case No.: Date: Si ns: Reviewed b <S Date: Reviewed b r..- TOTAL FEES: Technical Fee: $ Date 70 10 10 2O"?70 ( 0 . (f[) eceived: 00 -('''OID' OOat:::.. PROJECT NUMBER: I I"\.J f., :J ~t:;;lli48j0i!?~~^ ,,-i;fV',':;\^ "~~~i';;qr":.;[!lk ""~ ","" ;;m;:;!tl~~r ~ >"';;Y");,'i;; "- 't:i'{""'!0i,> '" 010 Revised 11/19/09 1 of 10 Orinin:::lll ~llhmittol . . TYP21 0-00005 Site Mod Major 17-03-27-00 TL 9021100 Shelley Street .... a: > LLI co Page 1 ofl spr_map . HANeY A-~E"'. .11) ., .z .,' Ii) .~ : -<, I i I; , ' . i i 1 . ;} & ';~ '0 .~ ~ _..-"."" Ii) z a:: Ii) to l:6€HAVEN AVE .,1" f ',^",; .l "r- '. ,. .~ ,'., ;; ",:' " '~.::~. . .1 . -\ '1-, -. -" ""-, <f;'1",:"., "j'-"~':~*'~~~~~~:f'.,. . l~as '~<. . ''''''~; i . - ~~ ,\ . y, .,:"'" . ,',C" ".- " "^"" .~ '-s.., , -,,\.., .' ~.l.'i\' ._d~ i#~~t;~t~j!J'k:,;:.;' :.'):1:.~::. t~:j~ . N . A Date Received: DEe \ 0 20\0 Original submittal http://spifs020/mapguide2009/mapviewerphp/printablepage. php?SESSION=5989c8c8-0000-1 00... 12/14/2010 ~ithonia Lighting - The best v. in lighting '~UTHDN'A UDHTTND' - M~(Mpa'lr IIIl:llI L1thonla lighting Products 'Oul_ Area lighting Bollards Floodlighting Parking Garage &. Canopy Poles Roadway Lighting Rough Service Security lighting Wall Mounted . Commercial &. Industrial Fruores . Fluorescent and LED High Bay . Special AppliCatiOns . Indoor HID . Emergency . Oownlighting &. Track . Decorative &. Residential . Contractor Select .I~:' ~ ABL Wiring and Controls . RELOC Wiring Solutions . Synergy lighting Controls Additional ABL Companies Resources . SpecifICation Sheets . Photometries . PSG Catalog . Acrylic Compatibility Tables . What's New Old you find what you need? ~ ......... ~FftSUlon .. Facebook . Home Resources Training Distributors Company TWR Die-Cast Wall Pack, Glass Refractor Intended Use For mounting above entryways and loading docks. Contact with a direct forceful spray of water during operation can result In glass breakage. Not recommended for car wash applications. Construction Housing: Rugged, die-cast aluminum back housing and hinged doorframe. Castings are sealed with a one-piece gasket to Inhibit the entrance of external contaminants. Finish Is bronze polyester powder paint standard. Optics (TWR1, TWR2) Refractor Is prismatic borosl1lcate glass. Reflector is dle~ formed anodized stippled aluminum. TWRl medlum.base lamp and TWR2 mogul-base lamp included In carton as standard. Electrical Ballast: All ballasts are 100% factory tested. HPS: High reactance, high power factor for lSOW and below. Constant wattage autotransformer 2S0W and above. MH: lSOW and below are standard with pulse.start Ignitor technology. Super CWA Pulse Start ballasts, 88% efficient and ElSA legislation compliant, are required for 151-400W (must order SCWA option). Compact fluorescent uses an electronic high-frequency ballast. Socket: Porcelain, medium-base socket for TWR1, mogUl-base socket for TWR2, with copper alloy nickel-plated screw shell and center contact. Fluorescent Is four-pin positive latChing thermoplastic. lPlls standard 3SK for CFl. Installation Housing configured for mounting directly over a standard 4~ olltlet box or for surface wiring via any of three convenient 3/4~ threaded conduit entry hubs. listings UL Listed standard to U.S. and Canadian safety standards. CSA Certified (see Options). UljC-Ul LIsted for wet locations. Page 1 of 1 Sales Sustainability Contact o o Product Overview Specification Sheets Product Catalog Page Photometric Data Additional Images Questions about this product? Related Products ~~~ TWA TWAC TWH ~~~ TWP TWR1S TWRC [O]~ TWS TWf http://www.lithonia.com/commercialrrWR.html?pt=Outdoor ~cuityBrands Our Br.nd. American Electric lightil"lg . Antique Street Lamps. Carandini . Gotham. Holophane . Hydrel . lighting Control & Design lithoOla lighting' Mark lighting. Peerless. Reloc, Sensor SWItch. Synergy' Tersen eu.tom",. Serv~ Contact Us Comments Site Terms Privacy Policy C 2010 Acuity Brands Lighting. loc. All rights reserved 12/9/2010 . . Activitv: Application for Modification of Site Review SSW EN6INEERS'K CML'SlRUCTURAL'DUILDIIlGDEllGN S1JRVIYlNS'IJIIllIlSEPWlNIIG 2350 Oakmant Way, Suite 105 Eugene, OR 97401 (541) 485-8383 Fax (541) 485-8384 email@ssw.engineer.com Written Statement for Major Modification of Site Plan Review Property Location: Map 17-03-27-0-0, Tax Lot 902 Leased Facility in Industrial Park 1100 Shelley Street, Springfield, OR Site Owner: McKay Commercial Properties LLC 76 Centennial Loop Eugene, OR 97401 Contact: Doug McKay BuildinQ Tenant: Turtle Mountain LLC P.O. Box 21938 Eugene, OR 97401 Contact: Ted McElroy Land Planner I EnQineer: SSW Engineers, Inc. 2350 Oakmont Way, Suite 105 Eugene, OR 97401 (541) 485-8383 Contact: Gail Fortier Current ZoninQ: Light Medium Industrial Previous Land Use Actions: Site previously reviewed under Site Plan Review Journal Number 91-07-95, and recently under Case Number DRC2010- 00013. Current BuildinQ Permits: Building Permits are currently issued for improvements to the site. Improvements under construction include a truck dock, trash enclosure, fences and entrance vestibules. . . INDEX WRITTEN STATEMENT A. Project Summary B. Approval Criteria in SDC Section 5.17 -125 EXHIBITS Preliminary Title Report Deed and Legal Description Stormwater Scoping Determination Reduced Site Development Plan Page 1 Pages 1-4 Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 . . A. PROJECT SUMMARY 1100 Shelley Street currently operates as a production facility for Turtle Mountain LLC, manufacturing frozen treats. The building and site were previously reviewed under Site Plan Review Journal Number 91-07-95, and very recently under Case Number DRC2010-00013. The proposed modifications to the site plan include construction of two food product storage silos, 22-feet high with a 10.5-foot diameter, a concrete foundation pad, and a small bump-out addition to the building to accommodate the ports accessing the storage silos. The area of this addition will be about 30 square feet. Site review is required on this relatively small project due to LDR (Low Density Residential) zoning adjacent and to the north of this LMI (Light to Medium Industrial) zoned property. Building. Permits have been issued and work is underway for the construction .of the truck dock, dock cover, trash enclosure and west storage enclosure shown on the site development plan. Other permitted work underway includes extension of the sound fencing and construction of entrance vestibules. B. APPROVAL CRITERIA Springfield Development Code 5. 17 - 125 Criteria A. The zoning is consistent with the Metro Plan diagram, and/or the applicable Refinement Plan diagram, Plan District map, and Conceptual Development Plan. The current zoning district for this site is Light Medium lndustrial. The Eugene - Springfield Metropolitan Plan also designates the site as Light Medium Industrial. No change in use or is anticipated by the proposed modifications to the approved site plan. B. Capacity requirements of public and private facilities, including but not limited to, water and electricity; sanitary sewer and storm water management facilities; and streets and traffic safety controls shall not be exceeded and the public improvements shall be available to serve the site at the time of development, unless otherwise provided for by this Code and other applicable regulations. The Public Works Director or a utility provider shall determine capacity issues. Requirements of public and private facilities are not significantly modified by the proposed changes, as follows: . . Page 2 Major Modification of Site Review 1100 Shelley Street Stormwater: The area of impervious surface remains unchanged by this proposal. After reviewing the project to determine the Stormwater Management System Scope of Work, the City of Springfield Public Works representatives determined that a drainage study is not required. The notification of this decision is attached as Exhibit 3. Sanitary System: The amount of discharge into the sanitary system from the proposed improvements is anticipated to be well within the capacity of the existing system. No other additional discharge is proposed. Turtle Mountain expects these tanks to slightly reduce the sanitary system load. Because the proposed tanks are larger than the existing tanks, they require less washes after being emptied. Water, electrical, natural gas capacity: No changes are proposed that will significantly affect these utilities. The proposed changes do not affect street and traffic safety controls. C. The proposed development shall comply with all applicable public and private design and construction standards contained in this Code and other applicable regulations. . The proposed structures or additions are permitted in the Light Medium Industrial Zone, and comply with setback and other zoning requirements, as shown on the Site Development Plan. A diagram on drawing sheet C2.0 graphically illustrates compliance with the height restrictions and solar setback requirements shown in Table 3.2-420, Base Zone Development Standards. The proposed silos do not emit smell, and are vented to the interior, and though the existing venting system in place for similar tanks located inside the building. The silos contain an agitator powered by a motor manufactured by SEW Eurodrive. The manufacturer's tested product information for the specified model (DT100L4) is 53 dB at 1 meter. The manufacturer calculated other sound levels as follows: 43.3 dB at 10 feet, and 37.3 dB at 20 feet. The surface of the closest proposed tank is about 27 feet from the property line. A previous noise study by Arthur Noxon, P.E. was conducted in May of 2010 as part of the most recent modification to site review for the truck well and other projects. Regarding ambient noise in the residential neighborhood, the report states: . . . . Page 3 Major Modification of Site Review 1100 Shelley Street "Ambient noise was measured during rush hour at 4: 15 pm at the corner of Beverly and Lochaven, well away from plant noise. It registered . between 61 and 62 dB, A in the street. At 9:45 at night, again on a . weekday, the ambient noise registered at 53 dB, A". At the property line, the sound level that is generated by the silo agitator would be significantly less than the ambient sound level, even at the quietest time of day. The landscaped buffers and islands shown on the plans are unchanged. Landscaping is located at the north property line, west of the building between 1100 and 1130 Shelley Street and south of the building serving as a buffer between the parking and the private portion of Shelley Street. Trees grow along the north property line, providing a visual buffer from the residentially zoned area. The improvements to the building are designed to comply with the 2010 Oregon Structural Specialty Code, and the 2010 Oregon Fire Code. D. Parking areas and ingress-egress points have been designed to: facilitate vehicular traffic, bicycle and pedestrian safety to avoid congestion; provide connectivity within the development area and to adjacent residential areas, transit stops, neighborhood activity centers, and commercial, industrial and public areas; minimize driveways on arterial and collector streets as specified in this Code or other applicable regulations and comply with the ODOT access management standards for State highways. The vehicle and bicycle parking plan approved during the recent site review is unchanged. Transit stops are not located near the property. They are either to the north near Gateway and Harlow Roads, or to the east near Pioneer Parkway and Q Street. The traffic flow routes and the quantity of traffic entering or leaving the site are not affected by the proposed changes. The tanks hold pasteurized mix, so all the contents will come from internal batches. The site does not access an OOOT facility. . . Page 4 Major Modification of Site Review 1100 Shelley Street E. Physical features, including, but not limited to: steep slopes with unstable soil or geologic conditions; areas with susceptibility of flooding; significant clusters of trees and shrubs; watercourses shown on the WQL W Map and their associated riparian areas; other riparian areas and wetlands specified in Section 4.3-117; rock outcroppings; open spaces; and areas of historic and/or archaeological significance, as maybe specified in Section 3.3-900 orORS 97.740- 760, 358.905.235-240, shall be protected as specified in this Code or in State or Federal law. The portion on the site being redeveloped does not contain any of the protected . features mentioned above. . . cx..h,.bit / ~ Western Title&Escrow Western Title &. Escrow Company of Lane County 497 Oakway Road, Suite 340 Eugene, OR 97401 Office Phone: (541) 485-3588 Office Fax: (541) 485-3597 McKay Commercial Properties, LLC Attention: Doug McKay 76 Centennial Loop, Suite D Eugene, OR 97401 Date Prepared: November 18, 2010 Report Number: 34007 Lot Book Service: $200.00 Local Government Lien Search.: $15.00 REVISION #2 LOT BOOK REPORT THE PRIOR REPORT IS REVISED FOR THE FOLLOWING: To update the file. We have searched our Tract I ndices as to the following descri bed real property: SEE ATTACHED EXHIBIT "A" and dated as Of November 10, 2010 at 5:00 p.m. We find that the title is vested in: McKay Commercial Properties, LLC, an Oregon limited liability company We also find the following apparent encumbrances prior to the effective date hereof: Lot Book Report Page lof 6 ~ Western Till.&E",ow . . Lot Book Report Revision # 2 Order No.: 34007 1. Unpaid taxes for the year 2010-2011 Original Amount: $82,038.55 DUE plus interest Tax lot No.: 1703270000902 Account No.: 0227734, Code 01900 Unpaid taxes for the year 2010-2011 Original Amount: $26,850.72 D.UE plus interest Tax Lot No.: 170327 0000902-901 Account No.: 1751286, Code 01900 Unpaid taxes for the year 2010-2011 Original Amount: $4,094.02 DUE plus interest Tax Lot No.: 1703270000902-904 Account No.: 1835824, Code 01900 Unpaid personal property taxes for"the year 2010-2011 Original Amount: $1,524.72 DUE plus interest Account No.: 5595690;Code 01900 2. The rights of the public in and to that portion of the herein described property lying within the limits of roads and highways. 3. Limited access in deed to the State of Oregon, by and through its Department of Transportation, Highway Department, which provides that no right or easement of right of access to, from, or across the State Highway other than expressly provided therein shall attach to the abutting property. Recorded: March 20, 1959 Document No.: 62857, Lane County Records 4. An easement created by instrument, including the terms and provisions thereof, Recorded: May 26, 1977 Document No.: 77-31662, lane County Records In favor of: City of Eugene, for the benefit of the Eugene Water & Electric Board, a municipal corporation of lane County, Oregon 5. Terms, provIsIons and conditions of easement, including but not limited to maintenance provisions contained in instrument Recorded: February 8, 1979 Document No.: 79-07700, Lane County Records 6. An easement created by instrument, including the terms and provisions thereof, Recorded: September 11, 1979 Document No.: 79-54459, Lane County Records In favor of: The City of Springfield, a municipal corporation, in Lane County, Oregon 7. Revocable License Agreement, including the terms and provisions thereof, Recorded: August 5, 1988 Document No.: 88-31975, Lane County Records Lot Book Report Page 20f 6 ~. W es tern TltleH,,,ow . . Lot Book Report Revision # 2 Order No.: 34007 8. Revocable license Agreement, including the terms and provisions thereof, Recorded: August 5, 1988 Document No.: 88-31976, Lane County Records 9. Improvement Agreement and Application for Sewer Hookup, including the terms and provisions thereof, Recorded: June 14, 1996 Document No.: 96-40071, Lane County Records 10. Unrecorded Option and Lease Agreement, including the terms and provisions thereof, Dated: September 3,1996 Lessor: McKay Investment Company, a partnership Lessee: US West NewVector Group, Inc. (covers additional property) Disclosed by Memorandum of Option and Lease Agreement Recorded: March 5, 1997 Document No.: 97-14696, Lane County Records 11. Improvement Agreement and Application for Sewer Hookup, including the terms and provisions thereof, Recorded: March 30, 1998 Document No.: 98-22031, Lane County Records 12. Unrecorded Option and Site Lease Agreement, including the terms and provisions thereof, .Dated: April 1, 1999 Lessor: McKay Investment Company, a partnership Lessee: US West Wireless, L.L.C. (covers additional property) Disclosed by: Memorandum of Lease Recorded: May 11, 1999 Document No.: 99-042227, Lane County Records 13. Unrecorded lease, including the terms and provisions thereof, Dated: May 31, 2001 Lessor: McKay Investment Co., LLC Lessee: Master Towers, LLC (covers additional property) Disclosed by: Memorandum of Lease Agreement Recorded: July 10, 2001 Document No.: 2001-042842, Lane County Records Memorandum of The First Amendment to The Wireless Communications Management Agreement, including the terms and provisions thereof, Recorded: February 5, 2002 Document No.: 2002-009673, Lane County Records Lot Book Report Page 30f 6 ~ Western Tij(,&.E",ow . . . . Lot Book Report Revision # 2 Order No.: 34007 14. Unrecorded Lease and Option, including the terms and provisions thereof, Dated: Lessor: McKay Investment Company, LLC, an Oregon limited liability company Lessee: Cricket Oregon Property Company, a Delaware corporation (covers additional property) Disclosed by Memorandum of Lease and Option Recorded: October 30,2001 Document No.: 2001-072228, Lane County Records Assignment of the lessee's interest, Dated: . September 28, 2005 Recorded: October 24,2005 Document No.: 2005-084346, Lane County Records From:" Cricket Communications, Inc. and Cricket Oregon Property Company To: Mountain Union Telecom, LLC 15. Assignment and Assumption of Leases (Shelly Street / Yolanda), including the terms and provisions thereof, Recorded: August 24, 2007 Document No.: 2007-059773, Lane County Records From: McKay Investment Company, LLC, an Oregon limited liability GOmpany To: McKay Commercial Properties, LLC, an Oregon limited liability company 16. Existing leases and tenancies, if any. 17. Construction Lien, Recorded: July 30, 2010 Document No.: 2010-037848, Lane County Records Claimant: GTS Interior Supply c/o Liendata USA Amount: $5,318.19 plus interest and fees (covers additional property) Lot Book Report Page 40f 6 ~ Western 1;"'&.Emo,", . . Lot Book Report Revision # 2 Order No.: 34007 Note: Taxes paid in full for the year 2010-2011 Original Amount: $50,515.59 Tax Lot No.: 1703270000902-902 Account No.: 1833902, Code 01900 Taxes paid in full for the year 2010-2011 Original Amount: $36,381.49 Tax Lot No.: 1703270000902-903 Account No.: 1835535, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 Original Amount: $578.11 Account No.: 5063092, Code 01900 Person?1 Property Taxes paid in full for the year 2010-2011 Original Amount: $4,703.00 Account No.: 5571275, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 Original Amount: $378.78 Account No.: 5604067, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 Original Amount: $765.76 Account No.: 5604074, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 O'riginal Amount: $1,725.25 Account No.: 5628641, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 Original Amount: $91.90 Account No.: 5636853, Code 01900 Personal Property Taxes paid in full for the year 2010-2011 Original Amount: $1,054.79 Account No.: 5520034, Code 01900 This report is to be utilized for information only_ Any use of this report as a basis for transferring, encumbering or foreclosing the real property described will require payment in an amount equivalent to applicable title insurance premium as required by the rating schedule on file with the Oregon Insurance Division. The liability of Western Title &. Escrow Company of Lane County is limited to the addressee and shall not exceed the premium paid hereunder. Any questions concerning the Lot Book Report should be directed to Jerrilyn Egger at 541- 431-3710, or em ail at.ieaaer(!ilwesterntitle.com. Lot Book Report Page Sof 6 ~ ." W es t ern Till' ','mow . . lot Book Report Revision # 2 / Order No.: 34007 Exhibit nAn Beginning at a point being South 1429.74 feet and West 1662.74 feet from the Northeast corner of The John G. Day Donation Land Claim No. 58, in Township 17 South, Range 3 West of the Wil.lamette Meridian; thence South 890 39' 20" East 1439.33 feet; thence South 00 20' 40" West 240:00 feet; thence South 160 06' 00" East 62.56 feet; thence South 00 20' 40" West 237.43 feet; thence South 89045' 20" West 750.05 feet; thence North 520 01' 20" West 892.80 feet to the point of beginning, in Lane County, Oregon. EXCEPTING THEREFROM: Beginning at the Southwest corner of Lot 1, Block 8, EUGENE SPRINGFIELD INDUSTRIAL PARK FIRST ADDITION, as platted and recorded in Book 66, Page 13, Lane County Oregon Plat Records; thence South 160 06' East 62.56 feet; thence North 89039' 20" West 17.71 feet; thence along the arc of a 50.00 foot radius curve right, having a central angle of 2860 15' 40" (the chord of which curve bears North 00 20' 40" East 60.00 feet) a distance of 249.81 feet to the point of beginning, in Lane County, Oregon. ALSO EXCEPTING: Beginning at the Southwest corner of Lot 1, Block 7, EUGENE SPRINGFIELD INDUSTRIAL PARK FIRST ADDITION, as platted and recorded in Book 66, Page 13, Lane County Oregon Plat Records; thence South 890 45' 20" West 60.00 feet; thence North 00 20' 40" East 218.12 feet; thence along the arc of a 50.00 foot radius curve left (the chord of which curve bears North 650 05' 24" East 46.76 feet) a distance of 48.65 feet; thence South 890 39' 20" East 17.71 feet; thence South 00 20' 40" West 237.45 feet to the point of beginning, in Lane County, Oregon. ALSO EXCEPTING: Beginning at the Northwest corner of Lot 1, Block 8, EUGENE SPRINGFIELD INDUSTRIAL PARK FIRST ADDITION, as piatted and recorded in Book 66, Page 13.; Lane County Oregon Plat Records; thence North 890 39' 20" West 180.00 feet; thence South 00 20' 40" West 240.00 feet; thence South 890 39' 20" East 100.00 feet to the Westerly margin of Shelley Street cul-de-sac; thence along the Westerly margin along the arc of a 50.00 foot radius curve right (the chord of which curve bears South 890 39' 20" East 80iOo feet a distance of 92.73 feet) thence leaving said margin North 00 20' 40" East 240.00 feet to the point of beginning, in Lane County, Oregon. ALSO EXCEPTING: Beginning at a point being North 890 39' 20" West 180.00 feet from the Northwest corner of Lot 1, Block 8, EUGENE SPRINGFIELD INDUSTRIAL PARK FIRST ADDITION, as platted and recorded in Book 66, Page 13, Lane County Oregon Plat Records; thence North 890 39' 20" West 180.0 feet; thence South 00 20' 40" West 240:00 feet; thence South 890 39' 20" East 180.00 feet; thence North 00 20' 40" East 240.00 feet to the point of beginning, in Lane County, Oregon. ALSO EXCEPTING: Beginning at a point being South 890 45' 20" West 60.00 feet from the Southwest corner of Lot 1, Block 7, EUGENE SPRINGFIELD INDUSTRIAL PARK FIRST ADDITION, as platted and recorded in Book 66, Page 13, Lane County Oregon Plat Records; thence South 890 45' 20" West 200.00 feet; thence North 00 20' 40" East 270.11 feet; thence South 890 39' 20" East 152.28 feet; thence along the arc of a 50.00 foot radius curve left (the chord of whi.ch cwve bears South.430 20' 40" East 69.07Jeet) a distance of 76.25 feet; thence South 00 20' 40" West 218.12 feet to the point of beginning, in Lane . County, Oregon. lot Book Report Page 6 of 6. ~- Western Titl,&E,,,ow . . EEx.t)l'b,'7:2.. ~ 1\ A~~;Z- ZTurf:;:-;I~~ , , McKay Commercial Properties, LLC 76 Centennial Loop, Suite D , nls /~~~~S~:~t~ ~~~~: ~:u~~C~~d;k ~;i.1iI&;;~G'v 1111111111111111111111111111111111111111111111111. $41.00 00938063200700597720040043 08/24/2007 II :47:07 AM RPR-DEED Cnt=l Stn=4. CASHIER 02 $20.00 $11.00 $10.00. ~ -. -. " ~iay COinm~rcial Properties, 76 Centennial Loop,Suite D Eugene, OR 97401 ...--- I WARRANTY DEED - ST A TUTORY FORM ,McKa}':.ln.~enli.CQmplmlfh,u...Gi an Oregon limited liability company, Grantor, conveys and warrants to J'ilffiFeliy C-ommereiaF PlliprieS>;',)1I!i~;1an Oregon .limited liability company, Grantee, the following described real property, free of encumbrarices except as specifically set forth herein. Legal description on attached Exhibit A. Subject to: Reservations, rights-of-way, easements, conditions and restrictions of record, and leasehold interests. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES. NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES, TO DETERMINE ANY LIMITS ON LA WSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS, IF ANY, UNDER ORS J 97.352. The true consideration for Ihis conveyance is other than money. The liability and obligations of Grantor to Grantee and Grantee's heirs and assigns under the warranties and covenants contained herein or provided by law shall belimiled to the amount, nature and terms of any right of indemnification available to Grantor under any title insurance policy, and Grantor shall have no liability or obligation except to Ihe extent that reimbursement for such liability or obligation is available to Grantor under any such title insurance policy. The limitations coiitairuidhereiii. expressly do riot relieve Grantaraf any liability or obligations uIider this instrument, but merely define the scope, natur , and amount of such. liability or obligations. Dated this ~ day of ,2007. (signatures and notary acknowledgment on following page) Warranty Deed - 1 C:\Documcnts and Scttings\Rcccplion.OAKLEAF\Lueal Scttings\T~mptm!.l')" Internet Files\OI.K 13A\WllrrnntyDccdShcllyStrectYolandaD82007 .doc STATE OF OREGON ) ) ss. County of Lane ) . This instrument was acknowledged before me on this ~ day of ~IA ~-t_, 2007, by J. Douglas McKay and - Linda McKay Korth, managers of McKay Investment mpany, LLC. ~a-~~ Notary PUbliJfor Oregon . . McKay Investment Company, LLC BY~A)~ Lin(la McKay r\J, anager I I Warranty Deed - 2 C:\DocumcnL~ and Scnings\Receplion.oAKLEAF\I.ocal Scttings\Temporal)' lntcm~t Files\OLK 13A \WarrantyDccdShcllySm:c:tYolanda082007.doc * JY. ^'V ~()Q . . EXHIBIT A (Shelly Streetly olanda) PARCEL I (Shelly Street): Beginning at a point being South 2344.01 feet and West 16.79 feet from the Northeast comer of the John G. D~y Donation Laild Claim No. 58, in Township 17 South, Range 3 West of the Willamette Meridian, said point being on the Northerly margin of the "Q" Street Freeway Connection; thence along said Northerly margin the following courses and distances: South 88057'00" West I ]5.34 feet, North 8902] '45" West 238.08 feet, North 79044'20" West 339.35 feet and North 65054'33" West 135.85 feet; thence leaving said Northerly margin North 840]2'20" East 8]8.50 feet; thence South 005] '52" Wcst 199.10 feet to the Point of Beginning in Lane County, Oregon. ALSO beginning at a point being South 2]80.56 feet and West 959.18 feet from the Northeast comer of the John G. Day Donation Land Claim No. 58, in Township 17 South, Range 3 West of the Willamette. Meridian, said point being on the Northerly margin of the "Q" Street Freeway Connection; thence along said Northcrly margin the following courses and distances: North 730]4'36" West 159.07 feet, North 70037'52" West 2]5.7] feet and along the arc ofa 1362.40 foot radius curve right (the chord of which curve bears North 42023'13" West 859.48 feet) a . distance of 874.41 feet; thence leaving said Northerly margin South 89039=20" East 67.90 feet; thence South 5200] '20" East 1057.12 feet; thence North 89045'20" East 980.51 feet; thence South 005] '52" West 9.46 feet; thence South 840]2'20" West 951.17 feet to the Point of Beginning in Lane County, Oregon. ALSO beginning at a point being South 1429.74 feet and West 1662.74 feet from the Northeast ",'v comer of the John G. Day Donation Land Claim No. 58, in township ]7 South, Range 3 West of f\O'" o..~lothe WiIlamette Meridian; thence South 89039'20" East ]439.33 feet; thence South 0020'40" -" \)l" West 240.00 feet; thence South 16006'00" East 62.56 feet; thence South 0020'40" West 237.43 'i:!'^~ '''.).0 feet, thence South 89045'20" West 750.05 feet; thence North 52001 '20" West 892.80 feet to the ~ .../"~O Point of Beginning, in Lane County, Oregon. IJ \ . !\"'O '(' 11\ '\'''' ~'), 1'\ <;J A." V " I:P \\:l -<-~'" 6\.0 ALSO beginning at a point being South 2085.92 feet and East 559.77 feet from the Northeast. comer of the John G. Day Donation Land Claim No. 58 in Township 17 South, Range 3 West of the WiIlametteMeridian; thence South 0051 '52" West 246.80 feet to the Northerly margin of the "Q" Street Freeway; thence along said Northerly margin South. 88057'00" West 472.88 feet; thence leaving said Northerly margin North 005]'52" East 207.43 feet; thence North 84012'20" East 475.82 feet to the point of beginning, in Lane County, Oregon. EXCEPT beginning at a point being South 89045'20" West 60.00 feet from the Southwest corner of Lot ], Block 7, EUGENE-SPRINGFIELDINDtJSTRIAL PARK FIRST ADDITION; as platted and recorded in Book 66, Page 13,. Lane County Oregon Plat Records; thence South 89045'20" West 200.00 feet; thence North 0020'40" East 270.11 feet; thence South 89039'20" East 152.28 feet; thence along the arc of a 50.00 foot radius curve left (the chord of which curve bears South 43020'40" East 69.07 feet) a distancc of 76.25 feet; thence South 0~20'40" West 218.12 feet to the Point of Beginning, in Lane County, Oregon. Exhibit A - I . . PARCEL 2 (Yolanda): . Beginning at the Northwest comer of Lot I, Block 2, RANCH MARKET PLAT, as platted and recorded in Volume 26, Page 8, Lane County Oregon Plat Records, in Lane County, Oregon, run thence South 0001' West 90.0 feet along the West line of said plat, thence West 40.0 feet, thence . South 43006' West 220.0 feet along the Westerly line of said plat to the Northwesterly comer of Lot ]2, in Ranch Market First Addition, as platted and recorded in Volume 28, Page 23, Lane County Oregon Plat Records, run thence South 26045' West along the West line of said Lot 12, ] 44.3] feet; thence along the arc of a 179.38 foot radius curve left (the chord of which bears North 76040' West 82.73 feet) a distancc of 83.49 feet; thence West 83.40 feet; thence along the arc of a 50.0 foot radius curve right (the long chord of which bears North 45000' West 70.71 feet); thence North 340.43 feet to the center line of County Road No. 840; thence East along the center line of said County Road 469.41 feet; thence .south 0001' West 30.0 feet to the point of . beginning, in Lane County, Oregon. EXCEPT: Beginning at the Northwest comer of Lo.! I, Block 2, RANCH MARKET PLAT, as platted and recorded in Volume 26, Page 8, Lime County Oregon Pia.! Records; run thence West parallel to and 30.0 feet South of the cen.!erline of County Road No. 840 (Hayden Bridge Road) 650.54 feet; thence North 30.0 feet to said centerline; thence East along said centerline 650.54 feet; thence South 30.0 feet to the point of beginning in Lane County, Oregon. EXCEPT: Beginning at the Northwest comer of Lot I, Block 2, RANCH MARKET PLAT, as platted and recorded in Volume 26, Page 8, Lane County Oregon Plat Records, said point ~so being on the Southerly margin of Hayden Bridge Road; thence along said margin West 230.49 fcetto the True Point of Beginning; thence leaving said margin South 212.3] feet; thence South 46013'00" East 55.39 feet to the Northerly most comer of Lot] 2, Block 2, RANCH MARKET FIRST ADDITION, as platted and recorded in Volume 28, Page 23, Lane County Oregon Plat Records; thence along the Westerly boundary of said Lot South 26045'00" West 144.31 feet to the. Norther]y, margin of Ranch Drive; thence leaving said Westerly boundary along said Northerly margin along the arc of a 179.38 foot radius curve to the left (the chord of which curve bears North 76040'00" West 82.73 feet) a distance of 83.49 feet; thence continuing along said margin West 83.40 feet; thence leaving said Northerly margin along the arc of a 50.00 foot radius curve to the right (the chord of which curve bears North 45000'00" West 70.71 feet) a distance of 78.54 feet to the Easterly margin of Ranch Drive; thence along said margin North 310.43 feet to the Southerly margin of Hayden Bridge Road; thence leaving said Easterly margin along said Southerly margin East 238.86 feet to the True Point of Beginning, in Lane County, Oregon. Exhibit A - 2 . . '1'~i\ I \U\ If\ \ le\. \ \~ \ \\~ ~ "0 w w (/) J(CY . "'I 'OC",VE" ~ 'VE.--- 4:;0&1.4,.2/ 00 (\J r<1 o I'- 0.. <l ~ IBO' ,.;905. b '<>~ ~ . '.0' I' LOCHAVE L904 .;, .~ ; UV:LO"4G'T.. ~; ~ ~ L(....,.lr1.~ ~" ~ . ;i ~;: ,"00' ;i :ot MAP l' . g~ . -.'l !:>.B9"$:.s"E..- 8,l:,Q.o' 17-03-27-2-4 I li~ "'. I See IV I SCOTT S /7..?~.d,:P' <t" - .:r:~:!r"/.tf" __.4....7" SHELLEY STREET ~ ~,AUS92'.fLr14l1 ,$$p.77 ~ .At.!tJr..IU.,a"w58 "1 LOT 8 25.16 _ __ .J BOO r ~ ~ ~11 t ~ , 2; - ,P.f. R9&N' p...., o ,,..,., r .. . .r " "6"0'" ", .0' , u.l".'" JDD'$,p. .s.~~.LS' a..o.S' WEST QUlttAL.T 'TRE:~T ';r . _ WEST QU ............ 4\ .,,:-..,-' ~ E!'<.h,/:,tf .3 PUBLIC WORKS DEPARTMENT / Engineering Division Phone: (541) 726-3753 Fax: (541) 736-1021 STORMWATER MANAGEMENT SYSTEM SCOPE OF WORK -----~-------- (Area below this line filled out by Applicant) ---~----------------------,-- (Please return to MattStouder@ City of Springfield Public Works Engineering;' Fax # 736-1Q21, Phone # 736-1035), email.-mstouder(jiJci.sprinl4ieldor.us Project Name: <::".,p ;:,~pe.o"€....e,,,-.. @-r"""L6,u'!': Assessors Parcel \'"1-6,,-"2.,-0.0 - """'A1 Land Use(s): /....'C;.-I1 - .....6DH.." -r",D.....".,.I2'...L Project Size (Acres): 10.014 Approx. Impervious Area: D. D\ '-\ Applicant: Date: Phone #: IFax#: Email: 55w e:"""'''EE:e..~ /I Is ('0 1541-485-8383 5Lu -'-\e.s -'>1,;''1'.<1 M. I~C c '" Project Description (Include a copy of Assessor's map): '\2'6?<-.ALG el<'$"^,c.. As.'?H.,AL'T WI,H. A ~1Na.e-'7f: SL.A~ fc\<- (-z') ~E~ 6.1'-<>~ Drainage Proposal (Public connection(s), discharge location(s), etc. Attach additional sheet(s) if necessary: el<.'s,-r'''''J ON~,"<E: s-ro...."'-WA.,~~y.::,'T5"" '7"'''"1 DISCJ../<4iU.,rci 'T'c> P"'guc:...S'lS.,c5...... Pronosed Stormwater Best Mana!1ement Practices: City approved stormwater treatment devices in existing catch basins as determined by the City. (Area below this line tilled out bv the Citv and Returned to the Aoolicantl (At a minimum, all boxes checked by the City on the front and back of this sheet shall be submitted or an a lieation to be com lete or submittal, althou h ,other're uirements m be necessa . Drainage Study Tvpe (EDSPM Section 4.03.2): (Note. UH mav be substituted for Rational Method) D Small Site Study - (use Rational Method for calculations) D Mid-Level Development Study - (use Unit Hydrograph Method for calculations) D Full Drainage Development Study - (use Unit Hydrograph Method for calculations) Environmental Considerations: D Weilhead Zone: D Wetland/Riparian: D S~il Type: Downstream Analvsis: D N/A D Flow line for starting water surface elevation: D Design HGL to use for starting water surface elevation: D Manhole(Junction to take analysis to: D Hillside Development: D Flood~ayfFloodplain: D Other Jurisdictions _. __".-_0. . Return to Matt Stouder@CityofSpringfield, emaH: mstouder@ci.sDrinafleld.or.us. FAX: (541) 736-1021 . COMPLETE STUDY ITEMS ~fficial Use Only; * Based upon the information provided on the front of this sheet, the following represents a minimum of what is neededfor an application to be complete fOr submittal with respect to drainage; however, this list should not be used in lieu of the Springfield Development Code (SDC) or the City's Engineering Design Manual. Compliance with these requirements does not constitute site approval; Additional site specific information may be required Note: Upon scoping sheet submittal, ensure completed form has been signed in the space provided below: Interim Design StandardslWater Quality (EDSPM Chapter 3) Req'd NIA o D All non-building rooftop (NBR) impervious surfaces shall be pre-treated (e.g. multi-chambered catchbasin wloil filtration media) for stormwater quality. Additionally, a minimum ~f50% of the NBR impervious surface shall be treated by vegetated methods. . D Where required, vegetative stormwater design shall be co~sistent with interim design standards (EDSPM Section 3.02), set forth by the Bureau of Environmental Services (BES) or Clean Water Services (CWS). . D For new NBR impervious area less than 15,000 square feet, a simplified design approach may be followed as specified by the BES for vegetative treatment. D If a stormwater treatment swale is proposed, submit calculations/specifications for sizing, velocity, flow, side slopes, bottom slope, and seed mix consistent with either BES or CWS requirements. D Water Quality calculations as required in Section 3.03.1 of the EDSPM D All building rooftop mounted equipment, or other fluid containing ~quipment located outside of the building, shall be provided with secondary containment or weather resistant enclosure. o o D o o General Study Requirements (EDSPM Section 4.03) o D Drainage study prepared by a Professional Civil Engineer licensed in the state of Oregon. o D A complete drainage study, as required in EDSPM Section 4.03.1, including a hydrological study map. o D Calculations showing system capacity for a 2-year storm event and overflow effects of a 25-year storm event. o D The time of concentration (Tc) shall be determined using a IO minute start time for developed basins. Review of Downstream System (EDSPM Seetion 4.03.4.C) o D A downstream drainage analysis as described in EDSPM Section 4.03.4.C. On-site drainage shall be governed by the Oregon Plumbing Specialty Code (OPSC). o D Elevations of the HGL and flow lines for both city and private systems where applicable. Design of Storm Systems (EDSPM Section 4.04) o D Flow lines, slopes, rim elevations, pipe type and sizes clearly indicated on the plan set. o D Minimum pipe cover shall be 18 inches for reinforced pipe and 36 inches for plain concrete and plastic pipe mat~rials, or proper engineering calculations shall be provided when less. The cover shall be sufficient to support an 80,000 Ib load without failille of the pipe structure. o D Manning's "n" values for pipes shall be consistent with Table 4-1 of the EDSP. All storm pipes shall be designed to achieve a minimum velocity of three (3) feet per second at 0.5 pipe full based on Table 4-1 as well. OtherlMisc o D Existing and proposed contours, located at one foot interval. Include spot elevations and site grades showing how site drains o D Private stormwater easements shall be clearly depicted on plans when private stormwater flows from one property to an~er . o D Drywells shall not receive runoff from any surface wlo being treated by one or more BMPs, with the exception of residential building roofs (EDSP Section 3.03.4.A). Additional provisions apply to this as required by the DEQ. Refer to the website: www.dea.state.or.us/wq/l!J"oundwa/uichome.hcm for more information. o DDetention ponds shall be designed to limit runoff to pre-development rates for the 2 through 25-year storm events "This form shall be included as an attachment, inside the front cover, of the stormwater study " IMPORTANT: ENGINEER PLEASE READ BELOW AND SIGN! As the engineer of record, I hereby certify the above required items are complete and included with the submitted stormwater study and plan set Signature Date Form Version.2: March 2004 . . . . Page 1 of 1 V1ichael Cox From: STOUDER Matt [~stouder@ci.springfield.or.us] Sent: Friday, November 12, 2010 1:50 PM To: 'Michael Cox' Subject: RE: Stormwater Scoping Sheet Attachments: image001.png rhanks Michael-I don't see the need for a seoping sheet on this application either due to the limited ;eope of work. Please let me know if you have additional questions! Thanks, Matt From: Michael Cox [mailto:michaelc@sswengineers.eom] Sent: Friday, November 12, 2010 10:40 AM To: STOUDER Matt Cc: Gail Fortier Subject: Stormwater Seoping Sheet Matt Attached is the stormwater scoping sheet for another project at Turtle Mountain located on Shelly Street. The last project there was replacing impervious area with impervious area and we received an email saying that the Scoping Sheet was not needed. This project is similar with much less area being affected. The Site plan that is attached shows the location of the project at the northwest corner of the building. Thank you for your time and please call if you have any questions. ~ Michael A Cox Engineer-in-Training 2350 Oakmont Way Suite 105 Eugene OR 97401 Phone: (541) 485-8383 Fax: (541) 485-8384 11/15/2010 '. . ' IlL -. ' .~l;;!I!li!lti ttl, '1., =1'1-' ~'i I'!I ,.,.s !" . W'lr.L6 BO '3N38n3 '0 3.l1nS 'dOOllVINN3lN3~ 9l. S311'i::l3dO'i;ld lVI3C13rlrKK> AV'>I3V\1 :'i::l3NMO LLPL6lJO '0l31,jElNllJdS '.133HlS A3ll3HS oo~ ~ :)11 Nlit.LNnOV'J 31.Ll:ln.L.Lit NOI.Lifllif.LSNI 011S JOj M311\3lJ 3.llS jO NOI.l\f:JI,jIOOV'l lJOf'\lV'l l~J1LlS NOD t i ili1 t" ~ ~ ~ I 'I . q ~ sau:.. . . . > < < " o , I, , I ! ... Z '" :r .. ~ ~ '" ). '" ~ >- ... . ~rt: :.. <'" !to.... ..;; .~ " >rt: ~ ,.. . ~ ~ I ~ ~ ~ ~II ~ ! It~ ~ ~ ~ M I ~ ~ ~ ~ "",. II!! tlri ~ ~t~~ ~~~~ ~ i i~~t~ ~~;~p ~ I ~nh f ~~d~ I i m~~ i ~~~d i z m !gi I::~ " @ Ira. CJ~ wO y::::J 0 a.ufz n~"'" ~iri:S ..l~ ~~ 0.00. 1hl! .. ~~ ~' dIH!m1i! u~!su~~~~~ . ,~iJ.~h!~~ ~ <IW~..e~'~~ ~~&2~~i~g~~~ hp!~~n!na g~ghhg~,h! ~ J ' I~ I. ~ ~~~ ~~ !il~~ ~ ~ ~~ l ~ ~ ~< i~ :s d 1;1 I ~~~i!1 ~i~~!~ ~ .U~ ~~ ~;..i. ~.~~~, '" 1,~3 ~~~ ~~ ~ l~ !~~ ~ ~hl ~ u~ ~ li I ' ~d2~~ '" ~ ~ ~l* ~ ~ ~ ~ !I I~ ~ I I Ii < ~ ~~~ ~ . ~ ,~ ~ l~ !hi ~~~ . ~~ } i' \ ~~ ~ ~ ~~ h~l'dd n~ ! ~~I" Ii 1m ! I II ~~I~~Un ill ~ iiJ ~l ~~ II~. d~t~ihi '.~i ~ ~m I~ ~~ ~ , ~~ m!i~mii Uh ~ I ;~g~ ~ , ~~ I~.!~~~~M I~h ~ I I z i n ~ IS 9 "~"Io ii' ~ ~~ ~~;] ~ - ? ~e ~i;; , ! ~ ~ ~ ~~ ~~~ ~~~ Eo ~ t 1 '~;' ~~~ H ~ di :~1 ~~l ~ i ~ l z -c ~ .. -~ I I