HomeMy WebLinkAboutapz.res.010-91 A RESOLUTION OF '£~ ASPEN PLANNING AND ZONING COMMISSION
FOR '£~ APPROVAL OF '£~ ASPEN MEADOWS SPECI~?.?.Y PLANN~o AREA
(SPA) FINAL DEV~OPg~FT PLAN, SUBDMSION, TEXT AMENDMENTS,
REZONING (MAP AMENDMENT}, RESIDENTIAL GROg~H MANAG~E~FT
Ar.r~TMENTS, GRO~r~ MANAGemENT EXCerPTION FOR ESSENTIAL PUBLIC
FACILITIES, CONDITIONAL USE, AND SPECIAL REVIEW.
Resolution No.91-10
W.K~F2~S, the Aspen Meadows property has been designated a
Specially Planned Area (SPA) on the Official Zone District Map;
and
WHK~EAS, the Aspen Meadows Master Plan was adopted in September
1990 as an element of the Aspen Area Comprehensive Plan; and
W-~w~EAS, after review and recommendation by the Planning and
Zoning Commission, the Aspen Meadows Conceptual SPA Development
Plan received Conceptual approval with conditions from the Aspen
City Council on December 20, 1991 at a noticed public hearing as
stated in Council Resolution $2 Series 1991; and
W-~EAS, the Savanah Limited Partnership, with the consent of
The Aspen Institute, Music Associates of Aspen, and the Aspen
Center for Physics, submitted an application for Residential
Growth Management Allotment on February 15, 1991; and
WH~/~_~%S, on or about March 4, 1991, the applicant submitted to
the Planning Office a Final SPA Development Plan Application, and
requests for Subdivision, Text Amendments, Rezonings (Map
Amendments), Growth Management Exemption for Essential Public
Facilities, Conditional Use for four attached affordable housing
units, and Special Review for parking in the Academic zone; and
W~K~EAS, referral comments were received from the Engineering
Department, Water Department, Fire Marshal, Sanitation District,
Parks Department, Environmental Health Department, and the
Aspen/Pitkin County Housing Authority; and
W-K~%S, the Planning Commission reviewed the application in
consideration of the Review Standards for Development in a
Specially Planned Area (Section 7-804 B.), the review standards
for Subdivision (Section 7-1004 C.), the proposed Text and Map
Amendments (Section 7-1102), Article 8 governing the Growth
Management Quota System, Special Review Criteria (Section 7-404
B.), Conditional Uses (Section 7, Division 3), and the comments
received from referral agencies; and
W-K~F2~S, the Historic Preservation Committee (HPC) and the HPC
Meadows Subcommittee reviewed the design aspects of the Meadows
proposal ten times; and
W~w~EA~, the HPC granted Conceptual Development approval on the
residential portion of the Meadows, including the Trustee and
Tennis Townhomes, with conditions on February 13,
W-~EAS, the HPC's review of the single family
advisory. Covenants containing recommended design
be submitted at Final HPC Development review; and
1991; and
homesites was
criteria will
the HPC granted Conceptual Development approval for the
Academic portion of the
restaurant, health club,
on March 21, 1991; and
W-~EAS, on April 8, 1991,
with conditions for the
Meadows, including the lodge units,
and parking structure, with conditions
the HPC granted Conceptual approval
Rehearsal/Performance Hall. These
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conditions establish that the location of the hall will be on the
east side of the Music Tent resited to a more northerly location,
reduced in height, and the berm reduced in height
the structure
and size; and
WHK~%S, the
Planning and noticed
Public Hearings on April 2, and
WHK~EAS, taking into consideration the recommendations from the
Planning Office and Historic Preservation Committee, the Planning
and Zoning Commission recommends approval with
Final SPA Development Plan,
Amendments (rezonings), and
Facilities; and
Zoning Commission held duly
April 9, and April 16, 1991;
conditions of the
Amendments, Map
Essential Public
Subdivision, Text
GMQS Exemption for
W-K~2~S, the Planning and Zoning Commission voted on the location
of the Rehearsal Hall, four members voted in favor of the
location and three members supporting the west
revised east
location.
W~A~, the
reviewed the
residential
Planning and Zoning Commissioners individually
Planning office's GMQS score for the fourteen
allotments, and scored the project with 33.85 points
which meets minimum thresholds; and
WH~S, the Planning and Zoning Commission determined that the
development exceeded the provisions of Section 8-106 (E) (1-5) and
achieved an outstanding overall design meriting recognition
thereby awarding the proposal 1.93 bonus points for a cumulative
total score of 35.78 points; and
W~AS, the Planning and Zoning Commission unanimously agreed
that no public benefit would be gained from requiring phased GMQS
allotments for this project; and
WHK~EAS, these recommendations will be forwarded to the City
Council along with the request for Condominiumization and Vested
Rights for three years; and
W-K~EAS, the Commission approved Special Review for parking in
the Academic Zone and Conditional Use for four deed restricted
Affordable Housing Units; and
WHerEAS, the Planning Commission recommends that the SPA overlay
be removed from the area currently zoned Conservation, which is
being purchased by the City of Aspen, pursuant to Section 7-803
B.
NOW, THEREFORE BE IT RESOLV~u: That the Aspen Planning and Zoning
Commission recommends approval of the Aspen Meadows Final SPA
Development Plan with the following conditions:
1. A detailed construction timeline, including a schedule for
the completion of new Meadows Road, shall be prepared by the
applicant prior to the hearing by the City Council· Upon
completion of the new Meadows Road, all construction traffic
shall be re-routed onto the new road.
2. Prior to review by City Council, the applicant must submit
to the Planning Office a plan describing where parking will
take place for all users of the West Meadows prior to the
parking structure being built.
The applicant shall conduct a review of the traffic
4
mitigation plan at years 1,3,5,7 and 9 on the anniversary of
approval. The applicant shall submit a report to the
Planning Office which includes, but is not limited to,
traffic counts on Seventh Street, numbers of van trips,
charter vehicle use, passenger counts and destinations
resulting from the overall Meadows use. The review shall
also provide information from RFTA regarding their service
provided during the year. The City will review the report
and will have the ability to require modifications to the
program or additional mitigation measures on an annual basis
at a public hearing before the Planning Commission. The
biannual reviews shall occur until the City Council deems it
appropriate to terminate them.
The lodge operator shall be responsible for operation of the
shuttle van system as represented in the Traffic Mitigation
Plan.
It is the obligation of the restaurant operator to bind it's
purveyors to contractual agreement regarding hours of
delivery and delivery routes as outlined in the Traffic
Mitigation Plan. Delivery times may be allowed at other
times only during severe weather or for circumstances beyond
the control of the lodge operator.
The 13 foot service/emergency loop by the chalets shall
can support fire apparatus.
foot width during the winter.
be
all weather surface that
shall be plowed to this 13
Prior to the issuance of building permits, the buildings
10.
accessed by the 13 foot service/emergency loop shall be
designed for sprinklering to the satisfaction of the Fire
Marshal's office.
Prior to issuance of building permits, fire hydrant
locations will be established to the satisfaction of the
Fire Marshal's office.
9. A more detailed account of tree removal information must be
provided prior to final SPA approval by City Council. This
report shall indicate individual trees to be moved/removed,
their size, species, new location, time of transplanting,
etc. Tree replacement shall be a 1-to-1 caliper inch
replacement as stated by the applicant. This report shall
be submitted to the Parks Department for their approval.
The Final Plat shall note an easement for a trail link to
Seventh Street from the racetrack area trail.
There shall be no cross connection of potable water and
irrigation water systems.
12. Drainage design shall not allow run-off to enter irrigation
ditches or ponds.
13. Prior to issuance of a building permit for each residential
project, the applicant shall demonstrate compliance with
fireplace regulations as required by the Environmental
Health Department. If there remains a dispute regarding
building types and fireplaces allowed, the applicant shall
seek final judgment from the Clean Air Board.
14. Prior to issuance of any building permits, a Fugitive Dust
Control Plan must obtain approval through the Environmental
Health Department and the State.
15. Prior to issuance of a building permit for the rehearsal
facility, the applicant shall have proposed dust control
measures for the MAA parking lot approved by Environmental
Health.
16. Prior to Final SPA approval by City Council, the applicant
shall demonstrate via written documentation from a
ventilation engineer that lowering the garage structure any
further would require mechanical ventilation.
17. Prior to Final Plat approval, the exact location of all
trail easements must be approved by the Planning office.
18. Prior to the issuance of building permits for the
residential construction, all energy efficiency measures
represented in the GMQS application regarding insulation,
glazing, solar orientation, HVAC, and plumbing fixtures
shall be implemented in the residential units. These
requirements shall be included in the single family
covenants and condo declarations.
19. Prior to review by the City Council, the applicant shall
demonstrate how they comply with the Conceptual approval
condition requiring energy conservation methods throughout
the rest of the Meadows property.
20. Prior to issuance of any building permits for any
residential construction, the applicant shall pay the
housing impact fee for 16.69 low income employees, as
21.
calculated at the index level in place at the time of
payment. The amount of payment shall be made according to
the number of units being permitted.
Additional fox dens shall be constructed by the applicant at
locations determined in the field by the Director of the
Aspen Center of Environmental Studies or his/her designee
prior to any demolition or construction occurring on the
property.
The four guidelines
letter from Design
22. for revegetation stated in the 3/21/91
Workshop must be implemented throughout
the Meadows. Installation inspections and post-construction
monitoring by the Planning Office shall occur to ensure that
the protection and revegetation efforts are successful.
23. Prior to final approval by city Council, the applicant shall
demonstrate minimization of new manicured lawn areas except
for the Music tent vicinity.
24. Prior to excavation, construction barricades to prevent
falling debris and damage to the slope shall be erected
within five feet of the building envelopes of the tennis
townhomes and trustee townhomes unless the soil is not
stable enough, in which case fencing will be at a point
mutually agreed upon by the Owner, the building Department
and the Planning Office. Prior to issuance of building
permits for individual buildings, the locations of the
fencing will be submitted to and approved by the Building
Department and the Planning Office. They shall remain
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throughout the entire construction process.
25. Ail issues regarding water rights and irrigation well rights
associated with the Institute,s land shall be discussed at
City Council.
26. Financial assurances in a form acceptable to the Owner and
the City, equal to the full construction costs for Meadows
road, the utility infrastructure, the trail along old
Meadows Road, and the parking structure shall be in place
prior to filing the Final SPA Development Plan.
28. The SPA designation shall be removed from the 25 acres of
City-owned land currently zoned Conservation.
29. Prior to City Council review, the applicant shall verify
that the expansion of the restaurant/administration building
qualifies as an insubstantial amendment under the SPA
amendment section of the Land Use Code as required in the
Meadows Master Plan.
30. Language shall be included in the SPA/Subdivision Agreement
that "Any SPA or Master Plan amendment or future development
applications submitted by any non-profit user of the Meadows
property (Lots 1, 2, and 3) shall be applied for jointly by
all non-profit property owners. This shall supersede prior
requirements requiring SPA submittal approval by all
31.
property owners.,,
Public pedestrian access shall be allowed internally
throughout the Academic, OS and WP zoned property at the
Meadows. It is recognized that some reasonable limits on
9
access may be imposed from time to time by the non-profit
owners of the property.
32. Within 180 days of approval by City Council, the Final SPA
Development Plan and SPA/Subdivision Agreement shall be
,filed with the Pitkin County Clerk and Recorder's Office in
accordance with Section 7-804 D.3. and 4. Failure to do so
will render the Plan invalid.
BE IT FU~].HK~ RESOLV~3 that the Commission recommends approval of
Subdivision of the Meadows property into 10 lots with the
following conditions:
1. New Meadows road shall be a public street to the south
boundary of Lot 6. A public access easement shall be
granted to the entrance of the parking garage. Right-of-way
width, grades and intersections shall be approved for safety
by the City Engineer prior to Final Plat approval.
Legal access must be granted to the homes along Meadows Road
via access easements on the Plat.
Property exchanges between Savanah and the non-profits shall
occur upon filing of the Subdivision Plat.
Ail improvements required by the Sanitation District shall
be made to the District's satisfaction.
Complete utility plans for electric, gas, cable t.v. and
telephone shall be submitted to and approved by Planning and
Engineering with the Final Plat.
A Subdivision Plat complying with
7-1004 D.1. shall be submitted at
the standards in Section
least two weeks prior to
10
9e
City Council review of the plat.
Prior to signature by the City of final SPA Plans and
Subdivision Plats, major utilities shall sign off on the
documents.
The Final Plat shall reflect that all underground utility
installations are be made along roadways, trailways, and
cultivated landscape areas.
In extreme cases where there is no alternative to utility
installations in the above locations, the utility corridor
shall be barricaded to the narrowest width possible to keep
machines and materials from destroying natural vegetation.
Locations shall be approved and inspected by Engineering and
Planning prior to signature of any excavation permits.
10. Any revegetation shall require the same species to be
replanted as were destroyed.
11. The easements for storm water detention on the racetrack
area shall be surface and underground easements.
12. Any ditches, swales, intermediary ponds or detention areas
must be covered by access and maintenance easements.
13. A digitized copy of the subdivision plat shall be submitted
prior recordation of the mylar copies.
14. Trench box construction methods for utility installation
shall be employed throughout the Meadows to limit impacts to
15.
the site.
Lining of the
unless deemed
Castle Creek trunkline shall be implemented
inappropriate by the Sanitation District. If
11
sections must be totally replaced, these locations shall be
identified to the Planning and Engineering offices and the
least disruptive methods shall be identified and employed.
16. At least two weeks prior to review by the City Council,
detailed design drawings for new Meadows Road and Seventh
and Eighth Streets intersections shall be submitted to the
City Engineer for comment and approval. This information
shall be prepared by a Professional Engineer registered in
the State of Colorado.
17. The speed limit on New Meadows Road shall be reduced to
safety standards as required by the City Engineer.
18. Old Meadows Road right-of-way shall be retained by the City
and its use shall be changed to a public trail.
19.
Lot 10 driveway
of the lot. Lot
east half of the
Within 180 days
location shall be limited to the west half
7 driveway location shall be limited to the
lot.
of approval by City Council, a Subdivision
Plat and Subdivision/SPA Agreement shall be filed with the
Pitkin County Clerk and Recorder's Office in accordance with
Section 7-1005. Failure to do so will render the Plat
invalid.
BE IT ~u~£~RESOL~ that the Commission recommends approval of
five Text Amendments to the Aspen Land Use Code. The language
shall read:
Academic Zone District (Section 5-218):
Permitted uses are proposed to be amended by the addition of:
12
"7. Any additional uses approved within the Meadows Specially
Planned Area (SPA)."
Open SDace Zone District:
"Purpose: The purpose of the Open Space Zone District (O.S.) is
to protect those areas of the City of Aspen which are significant
areas because of their landscaping and which are part of the
architectural statements in the community. These areas are seen
as dynamic landscaped or natural areas which provide visual
relief and architectural or artistic statements within the
community. These areas, as dynamic features, may change over
time from natural vegetation to manicured areas or back again.
Permitted Uses: The following uses are permitted as
right in the Open Space (O.S.) Zone District:
(1)
of
Wildlife
Walkways, paved and unpaved with benches, sculpture
with appropriate descriptive plaques, water features
such as ponds, streams and fountains, manicured and
sculpted and dynamic landscape features and
architectural lighting.
(2) Drainage facilities and utility easements for
underground utilities.
Preservation Zone District:
"Purpose:
The purpose of the Wildlife Preservation Zone District
is to set aside lands within the City of Aspen to provide for the
nurturing and preservation of natural vegetation, topography and
wildlife in a natural setting while allowing for the controlled
interaction of people without undue disturbance of the land.
13
Permitted Uses: The following uses are permitted as of
right in the Wildlife Preservation Zone District.
(1) Underground utilities and easements.
(2) Bridges and unpaved trails for pedestrian, bike and
public access.
Benches
(3)
Conditional Uses: The following are Conditional Uses in the
Wildlife Preservation Zone District.
(1) Paved trails.
(2) Decorative fencing to demark trails and public areas.
(3) Surface or underground storm water detention
facilities.
Prohibitions: The following uses are expressly prohibited
in the Wildlife Preservation Zone.
(1) Above-grade covered structures of any type.
(2) Manicured playing fields for organized sports.
Amendment to Specially Planned Area Provisions (Section 7-
804 (D) (2)):
Applicant requests that "Variations Permitted" shall be deleted,
and a new paragraph (2) adopted as follows:
"The Final Development Plan shall comply with the
requirements of the underlying zone district; provided,
however, that variations from these requirements may be
allowed based on the standards of Section 7-$04(b).
Variations may be allowed for the following requirements:
open space, minimum distance between buildings, maximum
height, minimum front yard, minimum rear yard, minimum side
yard, minimum lot width, minimum lot area, trash access
area, internal floor area ratio, number of off-street
parking spaces and uses and design standards of Section 7-
1004 for streets and related improvements. Any variations
allowed shall be specified on the SPA Agreement shown in the
Final Development Plan."
Amendment to GMQS Exemption for Essential Public Facilities
(Section 104(C) (1)(b)):
Applicant requires that "Construction of Essential Facilities" be
amended with the following language:
"Notwithstanding the above criteria, the City Council may
determine that development associated with an existing non-
profit entity in an Academic zone qualifies as an essential
public facility, and may be exempt from the GMQS, as well as
from mitigation requirements, and does not have to meet the
requirements of this Section for the construction of
essential public facilities."
BE IT F~I'HK~ RESOLVED that the Commission recommends approval of
Map Amendments for the following areas with one condition:
1. Surveyed boundaries are required for the new zone districts
prior to amendments being placed on the Official Zone
District Map.
R-MF (Residential Multi-Family) shall be
townhome lots.
R-15
applied to the two
(Moderate-Density Residential) shall be applied to the four
15
single family lots.
WP (Wildlife Preservation) shall be applied to the 25 acre city
owned land and to the racetrack area as depicted in the Final SPA
submission.
OS (Open Space) shall be applied to Anderson Park, the Marble
Garden, and the Tent meadow as depicted in the Final SPA
submission.
A (Academic) shall be applied to all remaining lands on the
Meadows containing the non-profit users.
BE IT ~u~£~M~ RESOLVED that the Commission individually scored
the Residential GMQS proposal and the average score for the
project was 33.85 points. The Commission also voted to grant
1.93 bonus points to the score having found that the project
merited recognition in accordance with provisions in Section 8-
106 E.6. for a total score of 35.78 points.
BE IT FU~i'~ I~E$OL~u that the Commission approved Conditional
Use for the four affordable housing units within the single
family residences on Lots 7-10 with the following conditions:
1. Prior to the issuance of any building permit for a residence
on each respective lot, a 500 square foot one-bedroom
employee housing unit must be deed restricted with the
Pitkin County Clerk and Recorder to low income guidelines in
a form acceptable to the Housing Authority.
2. Each unit must be 100% above grade and meet the size, type,
asset, and occupancy standards for low income employees in
the Housing Guidelines placed at time of building permit.
16
3. A lease shall be executed by owner and approved tenant for a
six consecutive-month minimum lease and a copy be supplied
to the Housing Office within 10 days of approval of
tenant(s).
4. The homeowners are obligated to keep the units occupied with
qualified tenants.
5. Homeowners are obligated to notify the Housing Authority
when the unit is vacant.
6. One on-site parking space shall be provided for each
affordable housing unit.
BE IT FU~'~RE$OL~u the Commission approves the Special Review
for Parking in the (A) Academic zone as represented in the
application with the following conditions:
1. The MAA lot shall remain unpaved but dust control measures
must be approved by Environmental Health prior to building
permit for the rehearsal facility.
2. Permanent separations between rows of head-in parked cars
shall be installed and marked to identify the most efficient
parking arrangement.
3. A review of the Traffic Mitigation Plan shall be conducted
as described in the condition for SPA approval.
BE IT ~u~l~F_~ RESOLVED that the Commission found that the
following variations proposed from the
and underlying zone requirements are
standards contained in Section 7-804 B.
Subdivision Required Improvements (Section 7 -
Subdivision requirements
in accordance with the
of the land use code:
1004 C.3,2.):
17
(1) Range points are not proposed to be provided in the
roadways.
(3) Curbs and gutters will not be provided; sidewalks are
not proposed, although a number of pedestrian and/or
(4)
(5)
bike trails are provided within the
in the Final SPA Development Plan.
No paved alleys are proposed.
Traffic control signs are
intersection of Meadows Road
Eighth Street at Meadows Road;
proposed.
site, as discussed
anticipated at the
at Seventh Street and
no traffic signals are
6) Traditional street signs will be added on Meadows Road
at Seventh Street and Eighth at Meadows Road.
(12) No bridges are proposed; culverts to accommodate
irrigation ditches and drainage will be installed as
required.
Desiqn Standards (Section 7 1004 C.4):
(A) Streets and related improvements:
(2) Street design and street right-of-way will be dedicated
to the City as acceptable to the City Engineer.
(3) Minimum center line curve radius on Meadows Road is'
anticipated to be a minimum anticipated radius of 65
feet on Eighth Street near the Meadows Road
intersection; a road easement of 40 feet will be
established on the plat, and maximum grade will not
exceed 8%.
18
(B)
(5) No street-end dedication is anticipated.
(6) Meadows Road will remain a cul-de-sac. The cul-de-sac
length is a maximum of 2,000 feet with a turn-around at
the Administrative Building which has a diameter of
approximately 50 feet. It should be noted that an
emergency vehicle loop is provided around the lodging
area.
(10) Street grade changes for Meadows Road under the road
alignment currently proposed intersection at Seventh
complies with the standards for local roads; if the
City requires a different alignment it may not be
possible to comply with local road standards, however.
(11) No alleys are proposed.
(14) No curbs are proposed;
this provision.
(16) The new road alignment
pavement radii will comply with
serving the accommodations area
will be named Meadows Road.
(18) Traditional sidewalks are not proposed.
(20) Range point monuments will not be provided.
(23) Street lights are not proposed.
(24) Cottonwood trees of two inch caliper
feet will be
Meadows Road
with Eighth
courts.
Easements:
spaced every 30
placed along the East side of the new
alignment beginning at the intersection
Street and extending north to the tennis
19
(1)
(4)
Easements for existing utility installations on the
site will be reflected on the Subdivision Plat. As-
built utility easements will be established for
proposed utilities following installation. Utility
easements will be established at the perimeter of the
single family lots as required; perimeter easements for
the other parcels within the subdivision are not
proposed, however.
An easement for s~rface and underground drainage
facilities has been proposed.
(5) Irrigation ditch easements will
lots to be owned by
the irrigation water.
required.
(6) Fire lane and emergency vehicle
be provided where required.
be established across
parties other than the owners of
Otherwise, easements will not be
access easements will
(D) Survey Monument:
(3) Range points and boxes are not proposed.
(E) Utilities:
(3) Hydrants will be located within 350 feet of all
structures within the subdivision.
SPA Variations from Zone District Rec~irements (Division 2)i
RIMF Zone:
1. (Section 7-1007 (A) (1) (b) (1)): waiver of the six month lease
requirement for condominium units in the R/MF zone. The
Commission has found that the use of the condominiums by the
Institute and non-profit users of the Meadows will be
important to the function of these groups and their
viability in Aspen.
2. Dimensional Requirements:
a) A center portion of the Tennis Townhomes where the
height from natural grade to the high point of the flat roof
is 28 feet, exceeding the 25 foot height limit. This area
is specified on the plan and elevation drawings.
b) At the Trustee houses the height of the northern unit
from natural grade to the mid point of the roof reaches a
maximum of 33 feet, with the peak extending an additional 4
feet above natural grade, exceeding the 25 foot height
limit. This area is specified on the plan and elevation
drawings.
R-15 ZONE:
1. Minimum lot size and minimum lot area per dwelling unit:
12,000 square foot lots for the four single family lots
instead of 15,000 square feet required.
2. Side yard setback of zero feet for the west side of Lot 7
and the east side of Lot 10 instead of 10 feet as required.
BE IT ~u~£~K~ RESOLVED the Commission recommends approval of
Growth Management Exemption from competition (7-0 vote) and from
impact mitigation (4-3 vote) for essential public facilities for
the proposed development of the Aspen Institute and the Music
Associates of Aspen within the Meadows SPA. These specific
facilities are (numbers given in gross interior square feet
21
unless noted otherwise):
A_~pen Institute
1.
2.
3.
4.
square feet
Music Associates of Aspen
Fifty (50) new lodge units of 42,4100 square feet
'Expansion of the health club by 2,000 square feet
Expansion of the restaurant building by 2,000 square feet
Expansion of the tennis shop, including new restrooms by 950
Expansion to rear of Music Tent by 1,500 square feet
New Rehearsal/Performance Hall of 11,000 square feet
floor area
Expansion of gift shop by 100 square feet
of
APPROVe3 by the Commission at
1991.
Attest~ ~
Jan ~'~r~e~, ....
Deputy ~ity Clerk
its regular meeting on April 16,
We~t~o~ Andeiso~n, -Chairman
jtkvj/meadows.final.reso