Loading...
HomeMy WebLinkAbout24-Development Services CITY OF SAN BERNARIDNO INTEROFFICE MEMORANDUM CITY CLERK'S OFFICE TO: Honorable Mayor Judith Valles and Members of the City Council , 1,-, _ /l ....)<... y/t,-/ Rachel G. Clark, City Cyerk:,:.....<:r <:J- f-' J '-_ !J . November 21, 2005 FROM: DATE: RE: 11/21/05 Agenda Item #24 - Irvington Avenue and Chestnut Avenue Area Landscape Maintenance Assessment District - Tract No. 16443 (Ward 5) COPIES: Les Fogassy, Real Property Specialist The City Clerk's Office has received Assessment Ballots for the above-referenced Landscape Maintenance Assessment District and they have been tabulated as follows: YES (Approve the Assessment) 117 NO (Against the Assessment) 1 The ballots are on file in the City Clerk's Office. Entered into Record 8t / / Cp{'lIrl'ir"'VnPIICms Mtg: JI)....I (J.5 by fl::,-~ CA~__ re A,..Ja Item ')..;.{ ,~ ~G'G/c /) . . :J~~~ "- City Clerk/COC Seey City ot Sail Bernardino #-.~1 ///21/05 ORIGINAL CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION From: JAMES FUNK, Director Subject: Public hearing - 4:00 p.m., and Resolution Ordering Work - Irvington Avenue and Chestnut Avenue Area Landscape Maintenance Assessment District (Tract No. 16443). Dept: Development Services Date: November 3, 2005 File No.14.40-127 MCC Date: 11-21-2005 Synopsis of Previous Council Action: 06/17/03 - Tract No. 16443 was approved, with conditions. 10/03/05 - Authorization was given to proceed with the formation of the Irvington Avenue and Chestnut A venue Area Landscape Maintenance Assessment District No. 1039, and Resolution ofIntention No. 2005-331 was adopted. 11/07/05 - Public Meeting was held and item carried over to the Public Hearing on 11-21-05 Recommended Motion: I. That the public hearing relative to the formation of the Irvington A venue and Chestnut Avenue Area Landscape Maintenance Assessment District No. 1039, be closed. AND 2. Adopt resolution (4!5ths vote required) h~ Contact person: LASZLO "Les" FOGASSY Phone: 5026 Supporting data attached: Staff Report, Maps. Res. Ward: 5 FUNDING REQUIREMENTS: Amount: $4,000 (Processing fee paid by applicant) Source: (Acct. No.) 254-000-2301-6026 (Acct. Description) Assessment District Deposits Finance: Council Notes: Rp:":O. 2005-2.Q, Agenda Item No. d.~ III ~1{Dj CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION Staff Report SUBJECT: Public hearing and Resolution Ordering Work - Irvington Avenue and Chestnut Avenue Area Landscape Maintenance Assessment District (Tract No. 16443). BACKGROUND: On June 17,2003, Tract Map No. 16443, located at the northwest comer of Irvington Avenue and vacated Chestnut A venue, was approved by the Planning Commission, with conditions. On April 12, 2004, GFR Enterprises, the developer/owner of this property, submitted a petition for the formation of a landscape maintenance assessment district, as required by the conditions of approval for the development of this site. The formation of this District will assess the special benefit costs of maintaining the landscaping and appurtenances to the owners of the properties benefiting from the maintenance area. The areas to be maintained by the District will be landscaping along portions of the southerly side of Belmont Avenue, the easterly side of Magnolia Avenue, a trail system and landscaping along the trail system across vacated Chestnut A venue, located along the easterly side of the Tract. Additional maintenance will include entry monument signs, lighting and hardscaping at the trail system entrances at Irvington A venue and at Belmont Avenue. The trail system will consist of two parallel trails of 15 foot width each. One trail will be an equestrian trail consisting of decomposed granite; the other trail will be a walking/bicycle trail consisting of asphalt. The two trails will be separated by a vinyl rail fence. A portion of the landscaping along the easterly side of the trail system is within easements acquired from the adjacent property owners located outside of their walls or fences. The developer has paid the required $4,000 formation fee. Tract No. 16443 consists of 127 single family lots. The annual cost of maintenance and incidentals will be spread across these 127 lots. Part of the formation proceedings includes the preparation of an Engineer's Report, which details the costs necessary to carry out the ongoing maintenance of landscaping and is attached for your review. As required by law, only special benefit may be assessed to properties within an assessment district. Any benefit found to be a general benefit may not be assessed to the District. As set forth in the Engineer's Report, a portion of the landscaping along Belmont Avenue and a portion of the trail system and appurtenances have been deemed to be of a general benefit. The general benefit portion of the annual cost of maintenance is estimated to be $1,070.21, and cannot be assessed to the District. This amount will need to be paid from the general fund or other non-district fund source. The special benefit portion of the annual cost of maintenance, including all incidental expenses, is estimated to be $24,993.60. This amount will be spread across the 127 lots within the District and the annual maintenance cost per lot will be $196.80. The Engineer's Report allows for annual increases of CPI (Consumer Price Index), or 5%, whichever is less, to cover increases in maintenance costs. Increases over this amount will either need to be approved by the property owners within the District, or be paid for by the City. On October 3, 2005, Resolution No. 2004-331 was adopted, preliminarily approving the Engineer's Report and setting a public meeting for November 7, 2005 and a public hearing for November 21,2005. The developer has advised us that 11 of the 127 lots have sold and closed. The remaining lots are still owned by the developer. All owners of record, or as otherwise known, were given mailed notice relative to the public meeting and hearing and were also sent assessment ballots, to indicate their support or opposition to the formation of the Assessment District. As of the date of the staff this report, 116 ballots have been received for lots still owned by the developer, supporting the proposed assessment. As of this date, only one ballot was received from one of the 11 lots sold. That ballot was in opposition to the proposed assessment. On November 7, 2005, the public meeting was held and the matter continued to the public hearing. At the conclusion of the hearing, the results of the assessment ballots returned will be submitted. Ballots are weighted in proportion to the assessment amount. The formation of the district requires that the ballots returned in support for the proposed district exceed the ballots returned in opposition to the proposed district. All potential home buyers will be given a disclosure notice by the developer, advising them of the existence of an assessment district and the proposed annual cost. Formation of the assessment district will require the adoption of the attached resolution and will require a four-fifths (4/5th) affirmative vote of the council members voting thereon. FINANCIAL IMP ACT: Applicant has paid the $4,000 processing fee. The costs of all maintenance carried out in the district will be assessed back to property owners, with the exception of $1 ,070.21 for the general benefit portion of the costs, which will need to be paid from the general fund. RECOMMENDATION: Staff recommends that the public hearing be closed and the attached resolution be adopted. LOCA TION OF PROPOSED ASSESSMENT DISTRICT NO. 1039 No Scale 5th St. Mill St. '" o c o o '" Orange Show Rd. ~ >= .. , VICINITY MAP CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT REAL PROPERTY SECTION Proposed Landscape Maintenance Assessment District No. 1039 - Irvington Avenue and Chestnut Avenue Area (Tr. 16443) ~ indicates un-incorporated areas ~ within City's Sphere of Influence Created by: Date: tl /) OJ- ASSESSMENT DIAGRAM ASSESSMENT DISTRICT NO. 1039 \'}.Q " IRVINGTON AVENUE CHESTNUT AVENU AREA LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO I I I I I I ~-~-BELMONT--:::r--J..-AVENUE -.-. I - - - - - - -1lll~" - - - - - - I)\.~... "1""'''''''. "'...".". <# - .. ~\~ (!) @ i!) @ @ ! @ @ e @ (!) ~ I ~ . ST rnrm A'~'E' I · -----T------------, I I ,-------'---TIIE ~ .~ 1--'--- . ill "@"I'II ::> ! '" .. 1 ... · . .. .@,Gi)"..@l', Z 1 @ @ i @ @ -! - @ -I- .. , ill I ..~ j .J.' 1 i , > -,- , ~ ," .' ,-"" ..@ i @.. ,,@. @.. ..@ j <(I Il"'J"QI@ , I ' .. ~ i .. '" j ", .. @ i @.. ,,@ ~ ~.. "@-i , "e ~ @"Q ~ @ .. ~ ~ ~@... '" ~... "@I@" "@i!'@' "{i': I "i!> '" ...Q i!'@i!';1 .. "~..I I ~ '" " ~... ..@; @.. ..@ @ "" i <( I .@ I @ f.;l I @) _ _ i j, ~ J_ @'" .. j ... .. @ @ .. "e i @.. ..@' j' Z I ..~ i ~ ~_ @ I i ~ i @'" ,., i .@) eo' "@ i ~/ 'i!)1 j ~ I ..@ j _(,;;l' j 0" i · i -t 1 e'" .' j ..@ @" "(ij)!~" .@I , I"@ i -@ i @",.. " -!-.. -: I I I,..," ",'@I@"@!@)"@)I, I ' '-!l2.. @... ' 1 ' II ,,@~ @ .".!. .. j . .. ! I '/ J ~ ; ~ 1; ~~ ~ ~_~_____~_~_-L_~_______~_J ~10 I~ r:p I{J -@j@-i!)@@@@ l '. @ '" - · ' .. ., ., " ., .. " ~ (9 ,- ...- -1- 1::.1-- ' . ~ <p <p .CF~- G) i I.~I_ .1.."",,'1>". -I- , (!) ~ ~_ @ @) ~ I lor-e'" La. ,l........ _ _ - - - - t- -. _. _. ~- I - . · I S B C 'F--- --_"_ -------=.::::: . IR~NGT~ A\{NUE----'-----; L. --.--_.___ ~.~.'- D-"'-"-'-_',-",_ F".~,nl"'ofI'<eQ/t".CltyC'."""'''''C''VolSa">e__h'~ t1.i1IQ!__.20_ An a.................. I~"'d try.... "'_ .role"."""", D>t.o:>dl of,... C~~ 01 s....a.<TW'di""""'..,_......,a..__.~...__""... iH........."'..._s.."'~...,....-_.....ed"""" <Jayd 2ll___'......a..n..nl~_.... ....eo_"'I_.re~in""olI011of...C.ryE_''''..idC.ry'''' "'".....!..-...... ""v 01 2O_R.""a"".....-1<> '''a ....,.._01....' "'co<ow." '''' Qfllca"'''''C<f\o~.-qneet "''''' ....." ..._"'.a<"................,~d_""'._Q""'.,""on<l.""'""'",..... ~....._...~..... R.co<dod,,,'''''urr''''oI_C''V~"9'-'''''' <Jay~ ~- - IlACHHCLAAII. c.vc_.c,rvuts....~ CIfYENGlNlEEJl: C"yuts...._.., 1..."'Q1C.""V'''''''"''''m''''........''II'...~~I''''_._ O,.~'NQ.!.Zl1'n'..C1lv"'~.."II...-..."".CounIy"'Sao'\_SllIIe olC"'_"a.",.._"""'dnyl""""V"'_'-"''''''~oI'''C'Iy''' Sanfl-o","'d'''''al.'.-g~I..n'''''''glhotreol,_''''__Uily''' 20 ,bylleoOl...",NQ "'><l~;;;;,;'~I.d..""olIk.oI""Couroy R,<"","r~rs."a."n"''''''''(':'::::-II'''''' _ <layal 6;~~,~,_"''''~Q,,,,........,,,,,.........c'''''n''''",y'a<.,,.... RACHl:lClARK CoyCI."'C"yolS..'II;...."".., RM:HElC~-'----- c.tyC,,,,.C'volS,,'B''''''''In'' BOUNDARIES OF TRACT NO. 16443. M B. 300/67-69 SHOWN THUS: - - - - - - - - - ASSESSMENT DISTRICT BOUNDARY SHOWN THUS _1_1_1_1_1- AREA OF TRAIL AND HARDSCAPE MAlNTENANCE:_ AREA OF LANDSCAPE MAINTENANCE:~ ASSESSMENT NUMBERS SHOWN THUS 0 Nil ASSESSED SHO'NN THUS: (!) I ~_I I ~I@ I " I ~I, I Irl 1-1-1 . . . - .. - .. - " / " .. - .... ....~ '" 'I' .. ... >e .,. -- '" N . ai / ::i / ,.: .. 0 '" - ~ .. 0 Z .. 1) -IS' 11 .... -- :5 .. Cl. / " .. ~- ,. , . -- . / / J i ~ I San Bemardino County Recorder's Certificate III I _ .r~ CITY OF SAN BERNARDINO DEPARTMENT OF DEVELOPMENT SERVICES PUBLIC WORKS DIVISION This map has been filed under Document Number this day of 20 ,al mln Book of at page . at the request 01 in the amount of $ ...... n. : r-??Ifi,w CKO:l:D IY, r I APP.OVED 20_ I I 5-~!:~Mv1I rt.r:.TWn NIl, 48048 ~ . L.rI '" ll(a:MOIDED JY' lRVINGTON AVENUE AND CHESTNUT AVENUE AREA LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT NO. l()J') DRAWING NO. 11526A SHEET ----1-. OF -L.. Larry Walker Auditor-Controller/Recorder County of San Bernardil'lO By Deputy Recorder 1 2 3 4 5 6 7 8 9 10 11 12 RESOLUTION NO. (b(Q)~Y RESOLUTION OF THE CITY OF SAN BERNARDINO FINDING AND DETERMINING THE EXISTENCE OF LESS THAN A MAJORITY PROTEST, THAT BALLOTS SUBMITTED IN FAVOR OF THE ASSESSMENT EXCEED THE BALLOTS SUBMITTED IN OPPOSITION TO THE ASSESSMENT AND THAT THE PUBLIC CONVENIENCE AND NECESSITY REQUIRE THE MAINTENANCE. OF LANDSCAPING IN THE AREA OF IRVINGTON AVENUE AND CHESTNUT AVENUE, APPROVING THE FINAL ENGINEER'S REPORT, CREATING AN ASSESSMENT DISTRICT TO COVER THE COSTS OF SAID MAINTENANCE, KNOWN AS ASSESSMENT DISTRICT NO. 1039, ORDERING THE WORK, CONFIRMING THE 2006-2007 ASSESSMENT ROLL, AND DETERMINING THAT THE SPECIAL ASSESSMENT INVESTIGATION, LIMITATION AND MAJORITY PROTEST ACT OF 1931 SHALL NOT APPLY. WHEREAS, pursuant to Chapter 12.90 of the San Bernardino Municipal Code, the Mayor and Common Council of the City of San Bernardino have preliminarily found that the public interest, convenience, and necessity require the maintenance oflandscaping in a portion of the City, 13 as more fully hereinafter described, and the appurtenances and appurtenant work and incidental 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 costs and expenses in connection therewith, that the project is feasible, and that the lands to be assessed will be able to carry the burden of the proposed assessments to pay the costs and expenses thereof; and WHEREAS, on October 3, 2005, the Mayor and Common Council of the City of San Bernardino preliminarily approved the Engineer's Report relative to the formation of Assessment District No.1 039, which is on file in the office of the City Clerk, and adopted Resolution No. 2005-331 entitled: "RESOLUTION OF THE CITY OF SAN BERNARDINO PRELIMINARILY DETERMINING THAT THE PUBLIC CONVENIENCE AND NECESSITY REQUIRE THE FORMATION OF A LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT LOCATED IN THE IRVINGTON AVENUE AND CHESTNUT AVENUE AREA WITHOUT COMPLIANCE WITH THE SPECIAL ASSESSMENT INVESTIGATION, LIMITATION AND MAJORITY PROTEST ACT OF 1931; DECLARING ITS INTENTION TO PROCEED TO ORDER WORK WITHIN THE DISTRICT, TO BE KNOWN AS ASSESSMENT DISTRICT NO. 1039; PRELIMINARILY APPROVING THE YLo . z'l II /~//o 11/09/2005 RESOLUTION FINDING AND DETERMINING LESS THAN A MAJORITY PROTEST...APPROVING THE 1 ENGINEER'S REPORT, CREATING ASSESSMENT DISTRICT NO. 1039 ORDERING WORK AND APPROVING 2006-2007 ASSESSMENT ROLL, (IRVINGTON A VENUE AND CHESTNUT A VENUE AREA 2 LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT). 3 ~ 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ENGINEER'S REPORT AND GIVING NOTICE OF A PUBLIC MEETING AND PUBLIC HEARING. which said resolution duly and legally was published and notice given of a Public Meeting and a Public Hearing in the manner required by law, and pursuant to Section 4 of Article XIIID of the California Constitution, all property owners given notice were also given an Assessment Ballot to indicate support or opposition to the proposed assessment, and written objections and protests, if any, to the formation of the proposed district, the work to be done or the extent of the district to be assessed were heard and considered; and . WHEREAS, a Diagram of the Assessment District has been prepared and is on file in the office of the City Clerk; and WHEREAS, an Assessment Roll has been prepared totaling $24,993.60, which sets forth the individual assessments to be levied on each of the parcels ofland within Assessment District No. 1039 for the fiscal year 2006-2007, as set forth in the Engineer's Report, as now submitted, on file in the office of the City Clerk. BE IT RESOLVED BY THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS: SECTION 1. That a Public Meeting having been held on November 7, 2005, and a Public Hearing having been held on November 21,2005, the Mayor and Common Council, having heard and considered any and all comments received thereon and being fully advised in the premises, hereby determine that any and all protests received represent less than a Majority Protest, as represented by the assessment units assessable on the properties represented by said protests. 11/09/05 2 RESOLUTION FINDING AND DETERMINING LESS THAN A MAJORITY PROTEST...APPROVING THE 1 ENGINEER'S REPORT, CREATING ASSESSMENT DISTRICT NO. 1039 ORDERING WORK AND APPROVING 2006-2007 ASSESSMENT ROLL, (lRVINGTON A VENUE AND CHESTNUT A VENUE AREA 2 LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT). 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SECTION 2. That ballots having been received and considered, it is hereby determined that the ballots submitted in favor of the assessment exceed the ballots submitted in opposition to the assessment. SECTION 3. That it is hereby determined that all properties, parcels and lots within the boundaries of the Assessment District receive a local and direct benefit for the works of improvement as proposed for said Assessment District, except for portions determined to be of a general benefit as set forth in said Engineer's Report, and it is hereby further determined and declared that all assessable costs and expenses have been apportioned and spread over the properties within the boundaries of the Assessment District in direct proportion to the benefits received thereby. SECTION 4. That the public convenience and necessity require the proposed maintenance and the Mayor and Common Council hereby order, by an affirmative vote of not less than 4/5ths of its members present and voting, the formation of Assessment District No. 1039, along with the work and appurtenances described in said Resolution No. 2005-331 and said Engineer's Report as herein approved and that the Special Assessment Investigation, Limitation and Majority Protest Act of 1931 shall not apply. SECTION 5. That the Engineer's Report relative to the formation of Assessment District No. 1039 as now submitted, together with a Diagram of the Assessment District, both on file in the office of the City Clerk, are hereby accepted and approved and that said Engineer's Report shall stand as the Report for all future proceedings for this Assessment District. 11/09/05 3 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION FINDING AND DETERMINING LESS THAN A MAJORlTY PROTEST...APPROVING THE 1 ENGINEER'S REPORT, CREATING ASSESSMENT DISTRICT NO. 1039 ORDERING WORK AND APPROVING 2006-2007 ASSESSMENT ROLL, (lRVINGTON A VENUE AND CHESTNUT A VENUE AREA 2 LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT). SECTION 6. That the Mayor and Common Council do hereby find and determine that the proportionate costs to be levied against the parcels of land within Assessment District No. 1039 are correctly set forth on Assessment Roll No. 1039 for the fiscal year 2006-2007, as set forth in said Engineer's Report, as now approved, and on file in the office of the City Clerk of the City of San Bernardino, and do hereby confirm said assessments. SECTION 7. The City Clerk is hereby directed and authorized to publish a Notice Inviting Bids for performing the work ordered, in the San Bernardino County Sun, a newspaper published and circulated in said City, according to the specifications prepared or as will be prepared by the City Engineer and on file or to be filed in the office of the City Engineer, at such time when the installation of the landscaping and appurtenances has been accepted by the City. The contract will be awarded pursuant to standards used by the City in the award of Public Works contracts. SECTION 8. It is hereby determined that the formation of the assessment district is categorically exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Class 1, Section I5301(c). SECTION 9. Reference hereby is made to said Resolution No. 2005-331 and said Engineer's Report for a description of the work, the extent of the assessment district, the financing alternatives and for further particulars. SECTION 10. That the City Clerk is directed to cause a copy of this Resolution to be transmitted to the office of the Auditor-Controller for the County of San Bernardino with the request that the individual assessments as shown on Assessment Roll No.1 039 be placed on the 11/09/05 4 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION FINDING AND DETERMINING LESS THAN A MAJORITY PROTEST...APPROVING THE 1 ENGINEER'S REPORT, CREATING ASSESSMENT DISTRICT NO. 1039 ORDERING WORK AND APPROVING 2006-2007 ASSESSMENT ROLL, (IRVINGTON A VENUE AND CHESTNUT A VENUE AREA 2 LANDSCAPE MAINTENANCE ASSESSMENT DISTRICT). 3 4 5 subject 2006-2007 property tax bills for collection together with all other property taxes. I HEREBY CERTIFY that the foregoing resolution was duly adopted by the Mayor and 6 Common Council of the City of San Bernardino at a meeting thereof held on the day of ,20_, by the following vote, to-wit: Council Members: A YES NAYS ABSTAIN ABSENT ESTRADA LONGVILLE MCGI1'.TNIS DERRY KELLEY JOHNSON MCCAMMACK City Clerk The foregoing resolution is hereby approved this _ day of ,20_. JUDITH V ALLES, Mayor City of San Bernardino Approved as to form and legal content: JAMES F. PENMAN, :~YAttiO+#~ I 1109/05 5 ** FOR OFFICE USE ONLY - NOT A PUBLIC DOCUMENT ** Meeting Date (Date Adopted): Ayes J-7 RESOLUTION AGENDA ITEM TRACKING FORM / /I / J{~ OS Item # ')c{ Resolution # ,;2 005 ~ 30;/ Absent Vote: Nays Abstain Change to motion to amend original documents 0 Companion Resolutions NulINoid After: days/ Resolution # On Attachments: 0 Note on Resolution of attachment stored separately: 0 PUBLISH 0 POST 0 RECORD W/COUNTY 0 By: Date Sent to Mayor: 1/ - d d ~. 05 , , ,,- Date of Mayor's Signature: ~l' Y7 ) (It.." ,--- Date of Clerk/CDC Signature: \\r yAbl \) .", Reso, Log Updated: ~ Seal Impressed: 0/ . Reso, # on Staff Report 0 Date Memo/Letter Sent for Signature: 15t Reminder Letter Sent: Date Returned: 2nd Reminder Letter Sent: Not Returned: 0 Request for Council Action & Staff Report Attached: Updated Prior Resolutions (Other Than Below): Updated CITY Personnel Folders (6413, 6429, 6433,10584,10585,12634): Updated CDC Personnel Folders (5557): Updated Traffic Folders (3985, 8234, 655, 92-389): Yes/ No By _ No / By_ No-L' By_ No-2- No~ By_ Yes Yes Yes Yes Copies Distributed to: Animal Control V Code Compliance 0/ Fire Department Development Services lS6 (->,,) Human Resources Others: (}'1'VO l'Y7 I EDA 0 Information Services 0 0 Parks & Recreation 0 0 Police Department 0 0 Public Services 0 0 Water Department 0 City Administrator Facilities City Attorney Finance Notes: / Ready to File! /' . - - ,,{ ,... t..4.\:/ Date: I ( ) /' Revised 12/18/03