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HomeMy WebLinkAboutCOM 0722.001 2002-2004 WEST HAWAII BUSINESS PARK, LLC BILL 309 DRAFT CONDITION OF APPROVAL A. The applicant, successors or assigns shall be responsible for complying with all of the stated conditions of approval. B. The applicant shall comply with all of the conditions of approval of the State Land Use Commission's Decision and Order (Docket No. A00-730) dated September 23, 2003. C. Prior to the issuance of a water commitment by the Department of Water Supply, the applicant shall submit the anticipated maximum daily water usage calculations as recommended by a registered engineer, and a water commitment deposit in accordance with the "Water Commitment Guidelines Policy" to the Department of Water Supply within ninety days from the effective date of this ordinance. ~ECbve© ~tme By-------°-- - D. The subject area shall be zoned in multiple increments: Daro - Count' Council ~ P - P 1. The first increment shall consist of Parcel 2 (MG zoned area) and Parcel 3 (9.9-acre MCX zoned area) whose zoning shall be effective upon adoption of this ordinance. 2. Zoning increments within Parcel 1 (186.7-acre MCX zoned area) shall be identified by the applicant as part of future subdivision applications. The effective date of these future zoning increments shall be upon completion of construction or acceptance of financial assurance thereof, by bond or other means, meeting with the approval of the Planing Director, whichever occurs first, for the portion of the road improvements as shown on the approved circulation plan within each increment. The incremental zoning boundaries shall be identified on the subdivision maps and shall be along the portions of the roads proposed to be improved and shall not include large lots, as described in Section 23-28, Chapter 23, Hawaii County Code, or any remainder lot that is designated by the applicant on its subdivision plans. E. Prior to the construction on the proposed lots, the applicant, successors or assigns shall secure Final Plan Approval for the proposed development from the Planing Director in accordance with Section 25-5-70, Chapter 25 (Zoning Code), Hawaii County Code. Plans shall identify all existing and/or proposed structures, paved driveway access and parking stalls associated with the proposed development. Landscaping shall also be indicated on the plans for the purpose of mitigating any adverse noise or visual impacts to adjacent properties in accordance with the requirements of Planning Department's Rule 17 (Landscaping Requirements). F. An updated Traffic Impact Analysis Report (TIAR) certified by a licensed engineer shall be submitted for review and approval to the Planning Director and Department of Public Works, prior to receipt of Final Subdivision Approval. The TIAR shall be updated to include the increase in the MCX-zoned area and the inclusion of interior intersections along the South Access Road and Honokohau Street. The revised TIAR shall also evaluate impacts to the Kamanu Street and Kealakehe Parkway intersection. The improvements shall be provided in (Submitted by Bill Moore) Comm. No. ZZ• Ref. To: Preserf QL Ref. Date AI ~r 17 Anne an appropriate design year or phased with the needed right-of--way provided. [AH-additienal m] Mitigation measures called for in the revised TIAR that are reasonably related to the project impacts shall be implemented, meeting with the approval of the Planning Director in consultation with the Department of Public Works G. All access and intersection improvements along Queen Kaahumanu Highway shall be constructed, meeting with the requirements and approval of the State Department of Transportation. Access to Parcel 1 from Oueen Kaahumanu Highway shall be limited to the North Access Road, and after construction of the National Park Service/Lanihau South Access Roadl signalized intersection, to the National Park Service/Lanihau (South Access Road intersection and to the North Access, under such terms and conditions required by the Department of Transportation. H. Prior to the granting of Tentative Subdivision Approval for any lot within the subject area, the applicant shall prepare an overall Roadway Circulation Plan showing the major road corridors within the project area for review and approval by the Planning Director, in consultation with the Department of Public Works and the State Department of Transportation. I. Prior to the occupancy of any structure within Project Area, except as provided in Conditions I, J and K below, either Queen Kaahumanu Highway shall be widened to four lanes fronting the project area or Kamanu Street Extension shall be constructed and available for use across the entire project area, whichever occurs first. Should Kamanu Street Extension be constructed by the applicant to satisfy this requirement, the applicant shall construct Kamanu Street extending from the north property boundary to the south property boundary, meeting with the approval of the Department of Public Works. At its sole discretion, the applicant may construct Kamanu Street Extension in stages, the first of which shall consist of preliminary vehicular access (hereinafter defined as road improvements constructed to non- dedicable standards) meeting with the safety and design requirements of the Department of Public Works, suitable for through-vehicular travel. Construction the first stage shall be completed prior to the ~ssnanee-s€tke,~County's issuance of a Certificate of Occupancy for any portion of the subject property, except as provided herein. The second stage shall consist of upgrading the preliminary vehicular access to dedicable standards including paved swales, meeting with the approval of the Department of Public Works, which shall be constructed in conjunction with Final Subdivision Approval for any lands along the roadway improvements constructed in the first stage, excluding large lots or remainder lots. In the event that Kamanu Street is constructed with County or other government funding or financing, the applicant shall dedicate the Kamanu Street right-of--way to the County at no cost, and the Kamanu Street improvements shall be improved to County dedicable standards, including [ ]paved swales prior to the issuance of a Certificate of Occupancy with the subject property, except as provided herein. In this event, prior to the granting of Final Subdivision Approval for lots fronting Kamanu Street, other than bulk or remainder lots, the applicant shall reimburse or otherwise contribute to the appropriate agency for the cost of construction. Provided that reimbursement shall occur within five years of completion of construction, or if reimbursement is by way of the applicant taking over bond payments, such repayment shall be begin within four years of completion of construction. Reimbursement of the cost of construction of Kamanu Street shall not include any costs in excess of those necessary for aCounty-dedicable road serving the project area only. J. Prior to the issuance of a Certificate of Occupancy for improvements within an approximately 10-acre portion of Parcel 1 along Kanalani Street Extension between the north property boundary and North Access Road, Kanalani Street Extension from the north property boundary to the North Access Road and the construction of improvements within the North Access Road/Queen Kaahumanu Highway Intersection and North Access Road, as provided in the TIAR, shall be completed to County dedicable standards. K. Prior to the issuance of a Certificate of Occupancy for improvements within Parcel 2, other than for uses or improvements permitted or allowed as part of the on-going quarry and related activities, either Queen Kaahumanu Highway shall be widened to four lanes fronting the project area or Kamanu Street Extension shall be constructed and available for use across the entire project area, whichever occurs first, as provided in Condition H, above. L. Prior to the issuance of a Certificate of Occupancy within Parcel 3, the applicant shall improve the north side of Honokohau Street with pave swales, meeting with the approval of the Department of Public Works. M. Street lights, traffic signals and applicable traffic control devises shall be installed, as required by the Department of Public Works as warranted pursuant to the Manual on Uniform Traffic Control Devices. N. In order to address and mitigate potential impacts from non-point source pollutants, the applicant shall participate with the County of Hawaii in a pilot storm drainage program for roadways within the Kaloko-Honokohau region. This pilot program may potentially include other developments within the County and apply to all other government and private developments. The applicant shall participate by constructing all roadways within the proposed industrial-commercial park to County dedicable standards with paved swales. The drainage system within the road rights-of--way shall, if required by the County of Hawaii, include storm drain filtration devises which meet with the approval of the Department of Public Works, in consultation with the National Pazk Service, and the applicable permitting requirements of the Underground Injection Control (iJIC) of the Federal Safe Drinking Water Act and the National Pollutant Discharge Elimination System of the Federal Clean Water Act. The roadway and related improvements covered herein shall be considered eligible for dedication to the County of Hawaii. O. An Emergency Response Plan shall be submitted to the Civil Defense Agency for review and approval, prior to the issuance of a Certificate of Occupancy. P. An Archaeological Preservation and Burial Treatment Plan shall be submitted for review and approval of the Planning Director in consultation with the Department of Land and Natural Resources-State Historic Preservation Division (DLNR-SHPD). Proposed mitigation treatment for the burial sites within the subject property shall be approved by the SHPD's Hawaii Island Burial Council before detailed mitigation plans are finalized for these sites. A copy of the approved Final Archaeological Preservation and Burial Treatment Plan shall be submitted to the Planning Director for its files prior to submitting plans for Final Plan Approval ,Final Subdivision review or prior to the issuance of any land alternation permit, whichever occurs first. Q. Should any unidentified sites or remains such as artifacts, shell, bone, or charcoal deposits, human burials, rock or coral alignments, paving or walls be encountered, work in the immediate area shall cease and the Department of Land and Natural Resources -Historic Preservation Division (DLNR-HPD) shall be immediately notified. Subsequent work shall proceed upon an archaeological clearance from the DLNR-HPD when it is found that sufficient mitigation measures have been taken. R. To ensure the Goals and Policies of the Housing Element of the General Plan are implemented, the applicant shall comply with the requirements of Chapter 11, Article 1, Hawaii County Code, relating to Affordable Housing Policy. S. Should the Council adopt a Unified Impact Fees Ordinance setting forth criteria for imposition of exactions or the assessment of impact fees, conditions included herein shall be credited towards the requirements of the Unified Impact Fees Ordinance. T. Comply with all other applicable laws, rules, regulations and requirements of other affected agencies. U. An annual progress report shall be submitted to the Planning Director prior to the anniversary date of the enactment of the ordinance. The report shall include, but not be limited to, the status of the development and the extent to which the conditions of approval are being satisfied. This condition shall remain in effect until all of the conditions of approval have been satisfied and the Director acknowledges that further reports are not required. V. An initial extension of time for the performance of conditions within the ordinance maybe grated by the Planning Director upon the following circumstances: A. The non-performance is the result of conditions that could not have been foreseen or are beyond the control of the applicant, successors or assigns, and that are not the result of their fault or negligence. B. Granting of the time extension would not be contrary to the General Plan or Zoning Code. C. Granting of the time extension would not be contrary to the original reasons for the granting of the Change of Zone. D. The time extension granted shall be for a period not to exceed the prior originally granted for performance (i.e., a condition to be performed within one year maybe extended for up to one additional year). Should any of the conditions not be met or substantially complied with in a timely fashion, the Planning Director may initiate rezoning of the area to its original or more appropriate designation. WEST HAWAII BUSINESS PARK, LLC BILL 309 -CHANGE OF ZONE OPEN TO MG-la & MCX-20 Honokohau, North Kona, Hawaii Island The Planning Department recommended the certain conditions of approval. At the Planning Commission hearing, Lanihau raised some questions about the Department's conditions and requested some revisions. The changes to the conditions proposed by West Hawaii Business Park, LLC (Lanihau) are shown in the modified Ramseyer format (deletions in bold/strikeout and additions in bold/underline.) The requested amendments are as follows: Condition F. The language we are requesting would clarify that the mitigation measures required of WHBP, LLC must be reasonably related to the project impacts. Condition G. The language we are requesting would clarify the names of the road improvements since they are described differently in different parts of the application/conditions. Condition I. The language we are requesting would allow paved swales rather than curbs, gutters and sidewalks (CGF&S) along Kamanu Street is to be consistent with the TSA's rezoning for its adjacent Mixed Commercial and Industrial project as well as the existing condition of Kamanu Street on TSA property. Condition L. The language we are requesting would clarify that paved swales will be allowed for development along the north (Lanihau side) of Honokohau Street just like they are on the south side (Tayler/Isemoto development). Condition M. This is to clarify the conditions under which the Department of Public Works can require signalization of internal roads. Condition N. We are not requesting any changes to Condition N, relating to Non-Point Source Pollution. While the current language is acceptable, we would have no objections to deletion of the phrase "if required by the County of Hawaii". This would make the condition language consistent with both the TSA and Cliffto conditions. In response to concerns, we have added a proposed draft condition relating to landscaping requirements along the Queen Kaahumanu Highway frontage, including the requirement for a minimum 50-foot landscaping buffer. WEST HAWAII BUSINESS PARK, LLC BILL 309 DRAFT CONDITIONS OF APPROVAL -LANDSCAPING An overall landscaping maste_plan including a minimum 50-foot wide landscaping buffer along the Property's frontage on Oueen Kaahumanu Highway shall be submitted to and approved by the Planning Department prior to the issuance of Final Plan Approval for anddevelopment within Lots 1 and 3 The Landscaping Master P?an shall reflect the proposed landscaping concept depicted in Figure 4-4g of the petitioner's Final Environmental Impact Statement dated April 2003 and shall include but not necessarily limited to plant species list identification of view corridors from within and outside of theproiect area and maintenance program. The required landscaping improvements shall be installed in conjunction with the development of immediate surrounding areas. 09/10/98 14:16 b'AX 808 732 2788 LAlV1HAU YAH'1'Nl;KS OIUUItli VVILL1Anl lpjoasi6ua EENJAMIN J. CAVETANO • KAZU HAYAEHIDA GOVERHOn `i Ull li; DIR£CTDR OEPVTY OwECTORS BRIAN K. MINAAI j GLENN M. OKIMOTO p'~! YV,,.,v STATE OF HAWAII IN REPLY REFER TO'. DEPARTMENT OF TRANSPORTATION 869 PUNCHBOWL STREET HWY-DS HONOLULU, HAWAII 98873-5097 2.9669 September 10, 1998 Mr. James S. Greenwell President Lanihau Partners, L.P. 3465 Waialae Avenue, Suite 260 Honolulu, Hawaii 96816 Dear Mr. Geenwell: Subject: Queen Kaahumanu Highway Widening, Kailua to Keahole Project No. 19A6-02-97 Thank you for cooperating with our staff concerning the relocation of the 150-foot wide access permitted designation serving the Lanihau Partners parcel TMK (3) 7-4-08:13 fronting the Queen Kaahumanu Highway. We propose to relocate the 150-foot wide access permitted designation, provided that Lanihau Partners agrees to implement changes to its subdivision development. In forming this proposal, we considered the highway issues relevant to the development of the Lanihau Partners parcel, impacts'to the historic Hawaiian trail named the Mamalahoa Trail and also referred to as the King's Highway, highway access to the U.S. National Park Service parcel TMK (3) 7-4-08:10 named the Kaloko-Honokohau National Historical Park, and our planned widening of the Queen Kaahumanu Highway. We considered the following: • Two (2) access permitted locations onto the Queen Kaahumanu Highway are presently designated for the Lanihau Partners parcel TMK (3) 7-4-08:13. This parcel is 549 acres in size, has 3000 feet of highway frontage, and is mainly undeveloped to date. Lanihau Partners' plans are to develop the property substantially consistent with the County of Hawaii's Keahole-to-Kailua Subregional Plan with industrial/mixed uses on the makai portion and with urban/residential uses on the mauka portion. One of the existing access permitted locations (s the 1 z0-foot wide designation which has been improved by Lanihau Partners with a Department of Transportation Highways Division approved paved connection to the highway, is referred to as the Quarry Intersection, and is in use by the parcel's quarry operator and related uses. U`Ji 1U. JJ Lilll bdA bUb tJG iltl0 LA,V lllt1V PnlA1,VLh0 + N~w~L ills, i,anm VJ w~ Mr. James S. Geenwell HWY-DS 2.9669 September 10, 1998 Page 2 The other existing access permitted location is the unimproved 150-foot wide designation where the Mamalahoa Trail, which traverses a portion of the Lanihau Partners parcel, intersects the Queen Kaahumanu Highway right-of-way boundary. This 150-foot wide designation exists primarily to identify the Mamalahoa Trail crossing of the highway boundary, however, it may also be utilized for highway access by the Lanihau Partners parcel. • Future improvements by Lanihau Partners to utilize the existing 150-foot wide access permitted designation will likely cause adverse effects to the historic character of the Mamalahoa Trail. The excavation and embankment necessary to construct a paved connection to the highway at the existing designation may either traverse, cover, or destroy portions of the trail. • On March 27, 1998, staff from the Department of Transportation Highways Division, Office of Hawaiian Affairs, U.S. National Parl< Service, Kona Hawaiian Civic Club, and Lanihau Partners met alongside the Queen Kaahumanu Highway to inspect the Mamalahoa Trail, the Lanihau Partners parcel, and the National Park Service parcel. During this March 27 meeting, the attending parties concurred to cooperate with each other to address issues pertinent to widening of the Queen Kaahumanu Highway, improving highway access to the National Park Service parcel's proposed visitor center facility, and minimizing the potential adverse impacts to the Mamalahoa Trail resulting from these planned improvements. The Department of Transportation Highways Division (DOT-HWY) hereby proposes to relocate the Lanihau Partners unimproved 150-foot wide access permitted designation serving TMK (3) 7-4-08:13, subject to Lanihau Partners acceptance of the following terms: 1. The DOT-HWY shall revise the Queen Kaahumanu Highway right-of-way map to relocate the existing 150-foot wide access permitted designation for the Lanihau Partners parcel TMK (3) 7-4-08:13. This access designation shall be removed from the Mamalahoa Trail crossing of the highway boundary and shall be relocated to align with the National Park Service's existing access road to the Kaloko- Honokohau National Historical Park's proposed visitor center facility within TMK (3) 7-4-08:10. The DOT-HWY shall complete this map revision within three months of Lanihau partners acceptance of this proposal. This relocation of the 150-foot wide access permitted designation will preclude highway access improvements where the Mamalahoa Trail crosses the highway boundary, minimize potential adverse effects to the Mamalahoa Trail due to such improvements, and consolidate highway access for both the National Park Service (NPS) parcel and the Lanihau Partners parcel at a single common intersection, hereinafter referred to as the NPS/Lanihau Intersection. 09/101 98 14:18 NAR 808 78E L788 LNIVIHAU YHkf1NBHJ ,llUUt<a rv1~Llevn ~,~uu~, uuo Mr. James S. Geenwell HWY-DS 2.9669 September 10, 1998 Page 3 2. The DOT-HWY shall design and construct the NPS/Lanihau Intersection with afour- way traffic signal system, as part of the Queen Kaahumanu Highway widening project, at such time that funding is available. Both the National Park Service parcel TMK (3) 7-4-08:10 and the Lanihau Partners parcel TMK (3) 7-4-08:13 shall be allowed access to the highway at this NPS/Lanihau Intersection, in accordance with the terms of this proposal. 3. The DOT-HWY shall provide construction plans for the NPS/Lanihau Intersection to Lanihau Partners and shall allow Lanihau Partners a reasonable opportunity to design and construct subsurface utility conections and improvements within the intersection, for the development of its parcel TMK (3) 7-4-08:13. 4. Lanihau Partners shall revise all of its planning documents and subdivision plans to realign its proposed primary mauka-makai spine road serving the development of TMK (3) 7-4-08:1$3 Whereas current plans show the spine road accessing the Queen Kaahumanu Highway at the existing 120-foot wide access permitted location, hereinafter referred to as the Quarry Intersection, the spine road shall be realigned to access the highway at the NPS/Lanihau Intersection. Lanihau Partners shall submit its revised development concept plan reflecting the spine road realignment to the DOT-HWY within three months of its acceptance of this proposal. 5. Upon the construction completion of the NPS/Lanihau Intersection, Lanihau Partners is authorized to connect the mauka-makai spine road within its parcel TMK (3) 7-4-08:13 to the NPSILanihau Intersection, at its own cost and schedule, provided that the construction plans for the spine road connection to this intersection have been reviewed and approved by the DOT-HWY Hawaii District Engineer. In reviewing those construction plans, the District Engineer shall also evaluate all issues relating to the Quarry Intersection and its 120-foot wide access permitted designation. The District Engineer may require the construction of further access improvements to the Quarry Intersection, may restrict traffic movements to right-in only or right-out only or both, or may require termination and closure of that highway access. Lanihau Partners shall implement and construct the requirements imposed by the District Engineer simultaneously with the construction of the spine road connection to the NPS/Lanihau Intersection. The District Engineer shall coordinate the construction sequencing of the spine road connection to the NPS/Lanihau Intersection and the modifications or closure of the Quarry Intersection with Lanihau Partners to minimize. disruptions to highway access for TMK (3) 7-4-08:13. a..w r.~.~ u~o o- _i u~ .,...u u..~ .......,w.~ Mr. James S. Geenwell HWY-DS 2.9669 September 10, 1998 Page 4 6. The Queen Kaahumanu Highway widening project shall be responsible for all costs to design and construct the NPS/Lanihau Intersection and the four-way traffic signal system within the highway right-of-way. 7 Lanihau Partners shall be responsible for the planning and construction work within and related to the development of TMK (3) 7-4-08:13, as described in the above Items 3, 4, and 5, including the costs to design and construct the realigned mauka- makai spine road in the vicinity of its connection to the NPS/Lanihau Intersection, to design and construct subsurface utility connections and improvements within the NPS/Lanihau Intersection, and to implement and construct the access requirements for the Quarry Intersection imposed by the District Engineer pursuant to the above Item 5. Annotated copies of the current tax map and right-of-way map are attached for reference as Exhibits A and B. Please confirm Lanihau Partners concurrence and acceptance of the above proposal and terms by returning your signature in the space provided below by October 9, 1998. Refer questions concerning this matter to Edmund Yoshida at 587-2122. Very truly yours, "y~~- PERICLES MANTHOS Administrator Highways Division CONCURRED AND ACCEPTED: LANIHAU PARTNERS L.P. By Lanihau Management Corporation, Its Managing General Partner By: ~ Date: _q ItO~,~ Ja ies S reenwell resi t Attachments: Exhibit A (Tax Map) Exhibit B (Right-Of-Way Map) UUi lUi JJ LY: LU 1`r1.1 OUO iJL LI00 Lnn lllnU lulu ~vula.+ .uvw.+, u.......a... a a ~r~ O 1 ~ of ~ I ` y/ ' } ~ III n`,., , \m ! ~`j~ i ~ _ ~~88 W j° :1 k t~i!1 ~ f l ~ o t U•~ Er t~ ~';1 ~l`\; i 1 O p A a L ~ yyyi ~ ~ ~ n { ~ m Z FI' j r, O i ~ v ~ Q ~ ~ , ~ I K ~ ~ . -C/ ~ C Y \7` ~ I 1 ~ t r W+ Vti~~ I >L 3 0. ~ v \ ~ ~~•i pI Y PY 1` I . I p ~ ~ Y ~ ,r;; , { yy e' I ^ ^ m~ viii i W ~ '~t ! d \ l i i 1 ~ .1 ilfl I X411 -i I ~ ~ ``I I .I I L r . i, it Y 1I ~ .~sl ' W ~ 1 ~ 1 ~ ~ 1'I u U '4 ~ Q 1 I ~ a ~ j ~f~ N ' Y.y li i Y m A A f . 1~ ~ ~ i 1 .+%I ~ Z .Ili iii ! ii 1'i ;i i,j 1! Ei 3I ~ Z "r O~ x N o> Y XI zl p 9i ~,,.r~m~ Q ~ m o Z c 0 N = ~ O Y O A Y 09/10/98 14: ZY NAX 808 732 '1788 LAN1tiAU PAl<'1'NkiRS + ~lUOK~ YVILLIA~1 1QJ 008/OO8 'o 'dam ~ n ~ _ wTooppg P~ O w w R W-~3 .i, ~ri~' ~ ~~~j5 755 c gyp' ~ u S" ' ~ o 6~ c . gym. . o o, ~ a~ , ~ ~ $ ~g pT gt ~.r~a 6p0ooo A ~y R ~ or- ~.1.j.59 q ioa ~ 4• V o~'. ~ , H2"" i R. ~~i _ . 'S.vo ;h1 ~ ~~~\t SAP' 3 a~~es .~o~•~O~~cBr~'~5opa ro_o'24,~`~, o, *.Q zd 1~ a X, ..~1 ~ S ~;U T~E$ ae avy bbu, ~ S ~ ~ ~ ~O. O O ~ 1. 9 m 0 3. min ' c ~,Z c .iR' ob°'" ~ 0 6? XP r~'2~ o \E w ~ ' / oo r s. •m~~~`, boy ~ 4 ` g ~b .g , . \~Q 7. r d D~ yo~'~~'~ ~ ~ " ~ ~!1~ boa \ fo lt..J / a moo. ~~a,b1 ~i X}u1 ~O,C (F j ~v~. ' ~ 0 t° bo ~Klahuo~~gds•15 °o` ~ w~ b~ ~~d^ "~b3 L yP ~P eA~~ J Q - 2 Y Y ~ Z Q . ~ ~ ~ ' ,J`V ~ f 9 ~ a - - a 573~`a~ ~ ~ wS~''I-,r~ (J ~i ~ 0 ' T-- off J' ~ 1~1~~~'~ ~I ~ ~ ~ - ..f`~~~~ NAFIAN' $i NA YMANU ST. ~ f'~~Tl 'rN ^ _ I / P ~ ~ f o Irv f casrco e ~ _ ~ ~ w SOUTH ACCESS /NPs INTERSECTION 800' 0 800' 1600' SCALE: 1" = 800' WEST HAWAII BUSINESS PARK NORTH KONA, HAWAII LAND USE PLAN TMK:(3) 7-4-8:13 & 30 PREPARED FOR: LANI}fAU PROPERTIES FIGURE # A PREPARED BY: AKINAKA & ASSOCIATES, LTD. PAGE NO.