ࡱ> #` dbjbj B-\y\ \ \ \ \ \ \ p %%%8P%%Tp cT&T&j&j&j&j&j&j&0000E0Ib$dh{fb\ M'j&j&M'M'b\ \ j&j&b+++M'\ j&\ j&0+M'0++\ \ +j&H& #qM%'6+0b0c+Gg/)0Gg+Gg\ +j&"&+&&j&j&j&bb_*0j&j&j&cM'M'M'M'p p p d$Dp p p $p p p \ \ \ \ \ \   STAFF REPORT September 4, 2007 (57-60)PRIVATE  RE: a. Case No. 406-S-16 b. Case No. 406-S-14 c. Case No. 13127-P-4 d. Case No. 13127-CUP-5 APPLICANT: Bob Morrissey Julian Morrissey Horn Development Co. 11100 Ash Street, Suite 202 Leawood, Kansas 66211 AGENT: Trent Robinett TREKK Design Group, L. L. C. 1441 E 104th Street, Suite 105 Kansas City, Missouri 64131 LOCATION: a. generally located at the northwest corner of Woods Chapel Road and Lees Summit Road b, c, d. generally located on the west side of Lee's Summit Road between Ess Road and Woods Chapel Road AREA: a. about 5.6 acres b, c, d. about 210.9 acres REQUEST: a. to amend the Little Blue Valley Area Plan by changing the recommended land use on from Low Density Residential to Mixed Use Neighborhood. b. to amend the Little Blue Valley Area Plan by changing the recommended land use on from Large Lot Residential and Low Density Residential to Low Density Residential. c. to consider rezoning from District RA (agricultural) to District R-1a (one-family dwellings, medium density). d. to consider approval of a preliminary community unit project plan in District R-1a (one-family dwellings, medium density), to allow for 454 single-family residential units and private open space including clubhouse and pool. (Stephensons Orchards) SURROUNDING LAND USE: North, west large-lot residential, zoned RA South - large-lot residential, church, zoned RA East Lees Summit Road, residential, open space, zoned RA MAJOR STREET PLAN: Lees Summit Road is classified as a secondary arterial and bicycle route by the Citys Major Street Plan, with a minimum right of way width of 92 feet. Ess Road and Woods Chapel Road are collector streets. LAND USE PLAN: The Little Blue Valley Area Plan currently recommends Large Lot Residential and Low Density Residential uses for this site. ARTERIAL STREET IMPACT FEE: This site is located within District F, and will be assessed at a rate of $706 per single-family unit for an estimated total of $320,524. PREVIOUS CASES: Case No. 13127-P - About 61.32 acres generally located at the northwest corner of Woods Chapel Road and Lees Summit Road, to consider rezoning from District RA to District R-1a. (Recommended for denial by the City Plan Commission April 6, 2004. No City Council action to date) Case No. 13127-CUP-1- About 61.32 acres generally located at the northwest corner of Woods Chapel Road and Lees Summit Road, to consider approval of a preliminary community unit project plan in District R-1a to allow 160 single-family lots and private open space/pool tracts. (Recommended for denial by the City Plan Commission April 6, 2004. No City Council action to date) Case Nos. 13127-P-2 and 13127-PD-3 were applications filed for the mixed use rezoning of the 5.6 acre site at the northwest corner of Woods Chapel Road and Lees Summit Road. The requests were never docketed for City Plan Commission consideration and have been withdrawn by the applicant. EXISTING CONDITIONS: The community unit project site has about 2,100 feet of frontage on the west side of Lees Summit Road, which is a two-lane facility about 22 feet in width in a 40 foot wide right of way. Ess Road borders the north side of the plan, extending due west from Lees Summit Road about 2,000 feet before curving southward another 500 feet. Ess Road is about 17 feet in paved width in a 40 foot right of way. Woods Chapel Road extends about 1,750 feet along the south plan boundary, about 20 feet in paved width in an 80 foot right of way (as scaled off City mapping). Both Ess Road and Woods Chapel Road continue west, sloping downward to join Little Blue Road, which itself intersects Noland Road about one mile west of this plan. The plan area near the street frontages is moderately rolling. The northwestern quadrant of the plan is cut by a number of fairly steep ravines draining west to the Little Blue River. The ravine areas and most of the western plan boundary are wooded. A substantial portion of the remainder of the plan area has been operated as Stephensons apple orchards. Uses to the north of Ess Road and south of Woods Chapel Road are predominantly single-family homes on large lots, with a church at the southwest corner of Woods Chapel Road and Lees Summit Road. To the west, a number of single-family homes front on the north side of Lees Summit Road, with other properties wooded and undeveloped. Properties on the eat side of Lees Summit Road are a mixture of single-family homes and parcels owned by the Lakewood residential development, immediately to the east in the City of Lees Summit. PLAN REVIEW: The applicant is requesting a land use plan amendment (406-S-16) for the 5.6 acre site immediately at northwest corner of Woods Chapel Road and Lees Summit Road, changing the recommended land use from residential to mixed use. This request is being made in advance of any actual request to rezone the property, however the site plan references such a future request. On the 210.9 acre site, the applicant is requesting a land use plan amendment (406-S-16) to change from the current large lot recommendation (2 acre minimum lot size) on roughly the west half of the site and low density residential recommendation (up to 8 units per acre) on the east half, to a uniform recommendation of low density residential for the entire site. The site is proposed to be rezoned (13127-P-4) from RA (agricultural) to R-1a (one-family dwellings, medium density). The community unit project plan (13127-CUP-5) proposes a four-phase residential development, with a total of 454 single-family units. 308 typical single-family lots are proposed, and 146 bay homes are proposed. The bay home concept consists of clusters of single-family detached structures, in which the occupant would own the building footprint and a five foot buffer around the building, with the balance of the underlying lot held in common. Structures are staggered in their alignment to provide open views. Most units are served by common driveways. The single-family lots are arranged in a manner and depth that allows coving, in which structures are substantially set back form the right of way. Sidewalks are pulled away from the street onto private property at many locations, such that the front yards achieve a park-like appearance. The plan proposes sidewalks on only one side of most of the internal streets, but every single-family lot is no further than across the street from a sidewalk. Sidewalks also meander in the rear areas of a number of the bay home clusters. The project has four entrances, one each from Ess Road and Lees Summit Road, and two from Woods Chapel Road. The Lees Summit Road and western Woods Chapel Road boulevard-style entrances are linked by a meandering street with a minimum right of way width, increasing to as much as 142 feet in an internal boulevard section. The connection to Ess Road and the east connection on Woods Chapel Road lie in 50 foot rights of way, as do the balance of the internal streets. Numerous cul de sacs follow ridge lines bordering the existing drainageways. Those drainageways also include five stormwater detention basins. Phase 1 contains 96 lots and 43 bay homes in the north central portion of the site. It is served solely by the Lees Summit Road entrance, which is a divided roadway for its first 900 feet before branching into a loop street system. Phase 1 contains three of the detention basins, and a clubhouse/pool tract on the north side of the entrance. Phase 2, in the southwest portion of the plan area, connects Phase 1 with the western Woods Chapel Road entrance. It contains 81 lots and 45 bay homes, and a detention tract. Phase 3 is located in the southeast plan area, connecting to Phases 1 and 2, and a making the east street connection to Woods Chapel Road abutting the proposed mixed use area. Phase 3 contains 66 lots and 58 bay homes. Phase 4 includes 65 lots, and occupies the Ess Road frontage of the plan area. It makes street connections to Phase 1, and contains the remaining detention basin. Phase 1 is scheduled to commence this year, with the other phases following in two year intervals. ANALYSIS: Case No. 406-S-16: Most land use plan amendments accompany simultaneous requests for rezoning and/or plan approval. This is being requested in advance of a development plan. Staff supports the amendment to allow mixed uses as a means of providing a reasonable amount of retail and service opportunities for the nearby residential areas. Staff recommends significant restrictions on what constitutes mixed use. No stand-alone commercial structures should be permitted, and any mixed use structure should devote at least 50% of its floor area to residential uses. Multi-story development should encourage business uses on a buildings lower floors and residential uses on upper floors. Commercial uses should be limited to those that truly serve the neighborhood. All commercial uses should be wholly contained within the structure, i. e. no drive-through facilities, gasoline sales, auto sales. Signage should be limited to wall signs. The intent of these guidelines is to insure that the development is predominantly residential, with accessory retail and service uses. Case No. 406-S-14: Staff supports the uniform low-density residential recommendation for the entire site. The overall density of the plan is less than would be allowed under full buildout under the existing recommendations. The west half of the site is developed at a lower density than the east half, and still preserves much of the drainageways and open space that is the intent of the current large-lot recommendation. Many of the surrounding residential properties are elongated parcels fronting on Ess Road and Woods Chapel Road, and are well in excess of the two acre minimum lot size recommended by the large lot designation. Most homes are set back a long distance from the streets, which in combination with their spacing gives a rural characteristic to the area. The proposed development plan has shifted the higher density bay homes to the interior of the site from the street frontages as originally proposed. The lower density lots and landscape buffering along the streets should mitigate the impact of this development on the character of the area. Case Nos. 13127-P-4 and 13127-CUP-5: Staff supports the requested rezoning and development plan as appropriate to the general area in terms of density and character. Additional right of way is being dedicated for the perimeter streets. The traffic analysis indicates the need for both northbound and southbound turn lanes at the Lees Summit Road entrance. Lees Summit Road is an arterial street, so no direct improvements are required, however arterial street impact fees will be paid with building permits. The adjacent halves of Ess Road and Woods Chapel Road will be improved to collector street standards. Two cul de sacs exceed the recommended 600 foot maximum length. Staff recommends their entrances be widened to 36 feet of pavement to within 600 centerline feet of the termini. Staff supports small entrance median features to provide visual interest. A small area of 90 degree parking in Phase 3 that straddles the right of ay line should be deleted, in favor of parallel parking. A short stub street section is shown between Lots 139 and 140 connecting an internal street with the northeast corner of adjacent residential property, to facilitate potential future development of that property. Staff recommends a deferral agreement for the construction of the stub street. Staff supports the concept of sidewalks as shown on the plan. Sidewalks along the major route (60+ feet of right of way) should be constructed as bicycle paths with a minimum with of 10 feet. Where sidewalks leave the public right of way, public easements should be dedicated. Staff does not feel every tract designated as private open space should qualify in terms of satisfying the parkland requirement, however enough tracts do qualify to exceed the minimum 10.1 acres required. RECOMMENDATIONS: This plan was reviewed by the Plats Review Committee on August 22, 2007. Staff recommends approval of Case Nos. 406-S-16, subject to incorporation of the following guidelines into the text of the area plan: a. no stand-alone commercial structures are permitted b. any mixed use structure must devote at least 50% of its floor area to residential uses. c. multi-story development should encourage business uses on a buildings lower floors and residential uses on upper floors. d. all commercial uses must be wholly contained within the structure, i. e. no drive-through facilities, gasoline sales, auto sales, etc. are permitted e. signage must be limited to wall signs. Staff recommends approval of Case Nos. 406-S-14 and 13127-P-4 without conditions, and recommends approval of Case Nos. 13127-CUP-5 subject to the following conditions: 1. That six collated, stapled and folded copies and 8 X 11 transparencies of revised drawings, revised as noted, be submitted to Development Management staff, with one additional copy submitted to Development Services, prior to the ordinance request showing: a. additional landscape tracts a minimum of 20 feet in width separating internal lots from external rights of way b. widened rights of way/pavement in the area of Lots 291-293 and Lot 122 to provide a minimum 36 foot paved width to within 600 foot centerline distance of the termini of the respective cul de sacs c. recalculation of the net acreage as gross acres less right of way less required open space d. deletion of the 90 degree parking in Phase 3 e. existing conditions (including width of all rights of way, easements, centerlines and roadways). f. sidewalks, curbs, and gutters as they exist adjacent to project frontage, and correctly within the right of way. Show and label proposed sidewalks, curbs, and gutters. g. all required off-site easements for utilities, grading, and/or street improvements that are to be obtained by the Developer. h. depiction of the concept for storm water detention, volume controls, or treatment areas as appropriate and show how project is to be managed by storm water facilities (including public systems, detention areas/tracts, approximate grading, etc.) showing that the project can be feasibly designed in accordance with APWA 5600 adopted Standards. Off-site systems (natural, proposed, or existing) should be shown for purposes of conveying conceptually how systems will be connected, and 100-year conveyance paths. i. corrected typical sections showing elements of standard street section improvement, including sidewalks, curb and gutters, pavement widths, street grades, etc. in relation to proposed right of way widths, including a standard bicycle lane on Lees Summit Road and a ten foot bicycle lane on the single-family major road. j. required street dedications and improvements proposed with each phase of development. k. any private open space medians areas, islands, or monumentation tracts labeled A, B, C, etc. along with their intended purpose. l. all trees to be removed for utilities, grading, and/or street improvements by denoting the area with a label of "TREES TO BE REMOVED." Tree removal may be shown as individual trees for linear construction or by the acre for large areas of site disturbance. m. all individual or areas of trees to be preserved within the limits of the plan area by denoting the area with a label of "TREES TO REMAIN." n. any private BMP's used as storm water management features as easements labeled BMP easement, surface drainage easement, or other intended purpose. BMP and surface drainage easements require stand alone easement documents. 2. That the developer verify sanitary sewer capacity for a minimum of the next 8 downstream segments prior to preparation of an ordinance request. 3. That the developer shall cause the area to be platted and processed in accordance with Chapter 66, Code of Ordinances of the City of Kansas City, Missouri, as amended, commonly known as the Subdivision Regulations. 4. That the developer submit a Macro "Overall" storm drainage study for the entire development to Development Services for review and acceptance at the time the first plat is submitted, with a Micro "detailed" storm drainage study to be submitted for each phase at the time of final platting, and that the developer construct any necessary improvements as required by Development Services. 5. That the developer dedicate additional right of way for a secondary arterial with a bike lane so as to provide a minimum of 46 feet of right of way as measured from the centerline of Lee's Summit Road, with additional right of way to be dedicated for a total of 52 feet west of centerline for a northbound left turn lane and southbound right turn lane and tapers at the main development entrance, as required by Development Services. 6. That the developer construct a 100 foot northbound left turn lane with appropriate taper on Lees Summit Road at the development entrance as required by Development Services. 7. That the developer construct a 50 foot southbound right turn lane with appropriate taper on Lees Summit Road at the development entrance as required by Development Services. 8. That the developer dedicate additional right of way for a collector street as required by Development Services so as to provide a minimum of 30 feet of right of way as measured from the centerline of Ess Road. 9. That the developer dedicate additional right of way for a collector street as required by Development Services so as to provide a minimum of 30 feet of right of way as measured from the centerline of Woods Chapel Road. 10. That the developer improve the southern and northern one-half respectively of Ess Road and Woods Chapel Road to collector street standards as required by Development Services, including curbs, gutters, storm sewers, sidewalks, street lights, existing roadway section transitions to meet vertical and horizontal alignment standards, and relocation of utilities. 11. That the developer design and construct all interior streets to City Standards as required by Development Services, including curb and gutter, storm sewers and street lights. 12. That a variance to the standard construction of sidewalks be granted to allow design and construction of sidewalks/bicycle paths as shown on the development plan, with provision of public easements for those portions of sidewalks/bicycle paths on private property. 13. That the developer shall secure permits for the sidewalks along all development street frontages at the time street improvement permits are secured. Sidewalks shall be installed per the sidewalk installation plan reviewed and accepted by Development Services. 14. That the developer enter into a secured deferral agreement for the construction of the stub street between Lots 139 and 140 as shown on the development plan. 15. That the developer submit plans for grading, siltation, and erosion control to Development Services for review, acceptance, and permitting prior to beginning any construction activities. 16. That the developer obtain the grading consents, and all grading, temporary construction and drainage/sewer easements from the abutting property owner prior to submitting any public improvements. 17. That the developer secure a Site Disturbance Permit from Development Services prior to beginning any construction, grading, clearing, or grubbing activities, if the disturbed area equals one acre or more. 18. That the developer install hard surface roads and provide for fire protection as required by the Fire Department prior to construction beyond foundations. 19. That the developer extend/relocate water mains and grant exclusive easements as required by the Water Services Department. 20. That the developer extend sanitary sewers to ensure individual service is provided to all proposed lots and determine adequacy as required by Development Services. 21. That the developer provide a storm water conveyance system to serve all proposed lots within the development and determine adequacy as required by Development Services. 22. That adequate sight distance be provided for each street connection to Ess Road, Woods Chapel Road, and Lee's Summit Road as required by Development Services. 23. That access restrictions be provided to prohibit direct vehicular access to Lee's Summit Road from all lots or units and that the restriction be placed on the final plat. 24. That the developer obtain a floodplain certificate from Development Services prior to beginning any construction activities with the floodplain. 25. That the developer submit a street tree planting plan prior to or concurrent with the final plat submittal, secure the approval of the City Forester for street trees planted on right-of-way in front of residential lots (with a copy to be submitted to the City Planning and Development Department staff), and agree to plant in conformance with the plan approved by the City Forester. The plan shall include size, type, species, and placement of trees. 26. That the developer secure approval of the Street Naming Committee for all street names prior to submittal of the first final plat, and that the developer submit a copy of the approved street name plan as part of each final plat submittal to the Department of City Planning and Development. 27. That the final plat show the limits of the 100-year floodplain and the lowest opening or elevation or Minimum Low Opening (MLO) of any structure on each lot that abuts a 100-year flood prone area. 28. That the developer grant a Surface Drainage Easement, BMP Easements and Tree Preservation Easements to the City as required by Development Services on the final plat. 29. That the developer submit covenants, conditions and restrictions to Development Services for review by the Law Department for approval for the maintenance of private open space and enter into a covenant agreement for the maintenance of any stormwater detention area tracts. 30. That the arterial improvements proposed on the development plans be reviewed and accepted by the Transportation Development Committee and the Impact Fee District Committee before an application for impact fee credits will be accepted. 31. That the developer shall subordinate to the City all private interest in the area of any right-of-way dedication as required by Development Services, and that the developer shall be responsible for all costs associated with subordination activities. 32. That temporary off-site cul-de-sacs be constructed as required by Development Services. 33. That the developer submit a final plan to the City Plan Commission for all tracts for approval, including detailed information on landscaping (including existing vegetation to remain, and on-site canopy shade trees a maximum average spacing of 50 feet on center along public street frontages), and signage (including elevations), lighting (including a photometric study showing zero foot-candles at the property line and no direct illumination beyond the property line)and building elevations for the clubhouse/pool area. Respectfully submitted, Larry H. Stice Planner   Staff Report Case Nos. 406-S-16, 406-S-14, 13127-P-4 and 13127-CUP-5 September 4, 2007 Page  PAGE 3  )49:@EFGO²znbVA1h.hy2WCJOJQJaJ(jh.hy2WCJOJQJUaJh:$ICJOJQJaJh8hCJOJQJaJh7 CJOJQJaJh0NCJOJQJaJh.hy2WCJOJQJaJh.hy2W>*CJOJQJaJhp>*CJOJQJaJhphp>*CJOJQJaJhphy2W>*CJOJQJaJhphy2W5CJOJQJaJhphy2WCJOJQJaJhphCJOJQJaJ     RSq , - E *$gd&@ *$^@ @ *$^@ gd:$I*$ $$-ddOPQ[gpx   & + , - 6 D E a b l ŵznbbbbbVbVbVbh&CJOJQJaJh p@CJOJQJaJh:$ICJOJQJaJ+h:$Ih:$I5B*CJOJQJ\aJphh:$Ih:$I5CJOJQJaJ(h:$Ih:$I5B*CJOJQJaJphh:$Ihy2W5CJOJQJaJh.hy2WCJOJQJaJ(jh.hy2WCJOJQJUaJ+jh.hy2WCJOJQJUaJ!E b  o p F _ \ ] j A @ *$^@ gd:$I@ d1$7$8$H$^@ gd:$I@ d1$7$8$H$^@ `gd:$I*$gd:$I@ *$^@ `gd:$I*$ @ *$^@ gd&l n       n o y { | Ŷ}maU}mF}m}mFh.h:$ICJOJQJaJhBCJOJQJaJhy2WCJOJQJaJh:$IB*CJOJQJaJph%h:$Ih:$IB*CJOJQJaJphh:$ICJOJQJaJh.hy2WCJOJQJaJh&>*CJOJQJh p@h p@CJOJQJaJh p@h&CJOJQJaJh&h&CJOJQJaJh p@CJOJQJaJh p@h p@CJH*OJQJaJ _ B [ \ ] j |   8>@Uf$%&ɷ񨟨xl`Thy2WCJOJQJaJh, uCJOJQJaJh {CJOJQJaJhexhexCJOJQJaJhexCJOJQJaJh[>CJOJQJaJh.hy2WaJh.hy2WCJOJQJaJ"hKB*CJOJQJ\aJph(h:$Ih:$IB*CJOJQJ\aJph%h:$Ih:$IB*CJOJQJaJphh:$Ihy2WCJOJQJaJAB%&[\./DE @ *$^@ `gd]k*$gd-[g @ `^@ ``gd-[g 0^`0gd-[g@ *$^@ `gd-[g@ *$^@ `gd.@ *$^@ `gdex @ *$^@ `*$&:Wl5RY\n !Ʒշշnn^Nh6kB*CJOJQJaJphh-[gB*CJOJQJaJph%h-[gh-[gB*CJOJQJaJphh-[gh-[gCJOJQJaJh-[ghy2WCJOJQJaJhCJOJQJaJh;CJOJQJaJh.h.CJOJQJaJh.h^`CJOJQJaJhexCJOJQJaJ%h:$IhexB*CJOJQJaJphh^`CJOJQJaJ!@b>]{-.DEYƺƮƛƛo`THhW#CJOJQJaJhcCCJOJQJaJh.hy2WCJOJQJaJh]kB*CJOJQJaJphhy2WCJOJQJaJh-[gB*CJOJQJaJph%h-[gh-[gB*CJOJQJaJphh]kCJOJQJaJh-[gCJOJQJaJh-[gh-[gCJOJQJaJh6kCJOJQJh6kh6kCJOJQJ%h6kh6kB*CJOJQJaJphYFGHJ\y|!=FqwиЬym^Rhz CJOJQJaJh.hy2WCJOJQJaJh.;+CJOJQJaJh.hgkCJOJQJaJh&'CJOJQJaJhKCJOJQJaJhK&CJOJQJaJhgkCJOJQJaJh?CJOJQJaJhCJOJQJaJh-CJOJQJaJh=sCJOJQJaJhCJOJQJaJhCJOJQJaJ !"# U"V"$$((((((,, - -..*$!"p{( ; zjZJ:hEB*CJOJQJaJphh_y&B*CJOJQJaJphh8^B*CJOJQJaJphh)>!B*CJOJQJaJphh#$B*CJOJQJaJphhCB*CJOJQJaJphh*B*CJOJQJaJph%h:$Ih*B*CJOJQJaJph%h*h*B*CJOJQJaJphhy2WCJOJQJaJhz CJOJQJaJh\CJOJQJaJh*CJOJQJaJ !!!T"U"V"""""####$ $0$~$$$$$$$%%&&'''(߿ϯϏooo_o_htB*CJOJQJaJphhkgB*CJOJQJaJphhB*CJOJQJaJphh%5B*CJOJQJaJphh~B*CJOJQJaJphhF" B*CJOJQJaJphh*B*CJOJQJaJphhn@B*CJOJQJaJphh? B*CJOJQJaJphh_y&B*CJOJQJaJph (((((((((())A**+++q+r+C,|pdpdXIXI=dh8CJOJQJaJhi0hNCJOJQJaJhNCJOJQJaJh`8CJOJQJaJh CJOJQJaJhi0CJOJQJaJh3hy2W>*CJOJQJaJh3>*CJOJQJaJh3h.;+>*CJOJQJaJh #CJOJQJaJh.hy2WCJOJQJaJh.h%5CJOJQJaJhtB*CJOJQJaJphh B*CJOJQJaJphC,n,,,, - - - -i...v///g000(1)1*141ͽymaUaUaUmEh`h`>*CJOJQJaJhC9CJOJQJaJh+iCJOJQJaJh CJOJQJaJhdCJOJQJaJh0CJOJQJaJh.;+CJOJQJaJh0hy2W>*CJOJQJaJh0h0>*CJOJQJaJh0h.;+>*CJOJQJaJh.hi0CJOJQJaJhi0CJOJQJaJhNCJOJQJaJh;c CJOJQJaJ.)1*1O1P133:6;6!8"848589=99::::;;<==&>V>^gdCJOJQJaJhVCJOJQJaJh[>CJOJQJaJh.hy2WCJOJQJaJhPPCJOJQJaJhh[CJOJQJaJhRCJOJQJaJh'CJOJQJaJhuCJOJQJaJh CJOJQJaJh`CJOJQJaJh`h`>*CJOJQJaJh`h`>*CJOJQJ999::::;;;;-;.;3;T;_;`;;;;;;;;;پvgXvIvhEh CJOJQJaJhEh CJOJQJaJhEhgCJOJQJaJhEhy2WCJOJQJaJh.h:eCJOJQJaJh.h pCJOJQJaJh pCJOJQJaJh.hy2WCJOJQJaJh[>CJOJQJaJh.h;>CJOJQJaJh;>CJOJQJaJhdCJOJQJaJhi0hdCJOJQJaJ;;;; <(<e<f<<<<<=======%>&>)>N>U>X>>>i?m??ĵӦӗyjy[jLjLjLhEhECJOJQJaJhEh#CJOJQJaJhEh>j??A0CC DEEFF G!GGGIIIIAKBKK*$gd^`*$^``gdgzf*$gdySw *$^gdeZ^gdb ^gd*> Endnote ReferenceH*::  Footnote TextCJ@&!@ Footnote ReferenceH*NN TOC 1) $ 0*$]^`0JJ TOC 2% $ 0*$]^`0JJ TOC 3% $ p0*$]^p`0JJ TOC 4% $ @ 0*$]^@ `0JJ TOC 5% $ 0*$]^`0BB TOC 6 $0*$^`0:: TOC 70*$^`0BB TOC 8 $0*$^`0BB TOC 9 $ 0*$^`0N N Index 1% $ `*$]^``N N Index 2% $ 0*$]^`0>.@>  TOA Heading *$ $.". CaptionCJ:O: _Equation Caption4@4 Header ! !4 @"4 Footer " !.)@1. Page Number\ RSq,-EbopF_\]jAB%&[\   . / D E !"#UV $$ % %&&))*)O)P)++:.;.!0"040501=11222233455&6V66j7790;; <==>> ?!???AAAAACBCCCDDEE`FaFGGHHIIIJJKKLK L LLLMMINJNNNtOuO#P$PPPzQ{QRRSSUUUU~VVWWXXYYYY[[[\\\#\,\-\/\0\2\3\4\5\7\8\:\;\H\\\\\\\\000000000000000000000000000000000000000000]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]00]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]00]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]00]000]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]00]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0]0@000@000@000@000@000@!0@!0@!0@!0@!0@!0@000[\@0x0 xxxxx{Ol &!Y (C,419;?KQ&X_0dd3689;<=?@ABDEFHIKMOQE A .V>KLS[dd47:>CGJLNPd5jqs{!ZܝZܝ\\9*urn:schemas-microsoft-com:office:smarttagsState8*urn:schemas-microsoft-com:office:smarttagsCity De[<DEJ <<==UU-\-\/\/\0\0\2\3\4\5\7\8\:\;\\\3333HHHHIIzQzQUUVVWWXXYYYY,\-\-\/\/\0\0\2\3\4\5\7\8\:\;\O\P\R\\\\\\\\3333HHHHIIzQzQUUVVWWXXYYYY,\-\-\/\/\0\0\2\3\4\5\7\8\:\;\O\P\R\\\\\\\3333HHHHIIzQzQUUVVWWXXYYYY[,\-\-\/\/\0\0\2\3\4\5\7\8\:\;\O\P\R\\\\\\0!"{6kGIRq? b ;c G W F" Q R JL,8h BZA}0f )>!n~"#W#{##$M%&K&a&_y&9(]k( )3R).;+P+fQ+,.v-3.I0i03=d3t34s687y7PZ8`8C9):;05>[>A'@n@ p@0A(|AEHF%G:$I@IfI=JXJ4#K0NPW'QbR9S{HStUiVy2WIW;YeZ\n[e\]$]^s^`^`>bXbdgzfPg-[gkgug%Rib8k~Hk]k^kP?l6\mnhqvqzqW{r s%s;s=s t, u|}@}AV}~-~z=~wpe .;P%5(<0$UFC%cCR}H Zz'=t%{>\a6P\*Os t'/z sd7 S:f`HHYfcIUP( 9mD^YH)j 6-Ag;>lVvx!"ef.%:t].5B_fTIKU8^2h*-GVy8 |6:e?PXbF](=)l=gkPPK #d=Sh[u3tMp'+iP3HH\\F  <KK-\/\2\4\7\:\\\ aJ{p0{p0aJ@\\cd-printers\HP LaserJet 4350 PSNe04:winspoolHP LaserJet 4350 PS\\cd-printers\HP LaserJet 4350S odXXLetterPRIV0''''@\KhC%%+@IUPH dLetter [none] [none]Arial4Pd?LSTICE<Automatic>_d j.k k m m WINWORD.EXE\\cd-printers\HP LaserJet 4350S odXXLetterPRIV0''''@\KhC%%+@IUPH dLetter [none] [none]Arial4Pd?LSTICE<Automatic>_d j.k k m m WINWORD.EXEp\@@UnknownGz Times New Roman5Symbol3& z Arial?5 z Courier New"9) ڸ&)f- lN/ lN/Y)P4[[2q)PKX?b8k2/STAFF REPORT July 15, 1997 ()Valued Gateway Customer Larry SticeOh+'0, @L l x  0STAFF REPORT July 15, 1997 ()Valued Gateway CustomerNormal Larry Stice45Microsoft Office Word@`1i@ 7@V@4hM lN՜.+,04 px  Your CompanyP/[ 0STAFF REPORT July 15, 1997 () Title  !"#$%&'()*+,-./0123456789:;<=>?@ABCDEFGHIJKLMNOPQRTUVWXYZ\]^_`abcdefghijklmnopqrstuvwxyz{|}~Root Entry F;MData S1Table[GgWordDocumentBSummaryInformation(DocumentSummaryInformation8CompObjq  FMicrosoft Office Word Document MSWordDocWord.Document.89q