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HomeMy WebLinkAbout07182013 ZBA DKT 2013-03City of West University Place (@') APPLICATION TO THE ZONING BOARD OF ADJUSTMENT OF THE CITY OF WEST UNIVERSITY PLACE, TEXAS ( "CITY ") Address of site: 3756 University Boulevard, West University Place, Harris County, Texas p Legal description of the site: g A 9 ��r .uN' � <�QJ ► i Y �,�E�. �'�NaaG � �i�4 ��Q r�` Ga yr1T) f 111" Applicant: Houston Independent School District, West University Elementary School Address: 4400 W. 18th Street, Houston, TX 77098 Contact: Willie Burroughs Phone: 713- 556 -9382 Fax: 713 -556 -9277 Email: wburroug@ houstonisd.org Decision or Action Requested (check one or more and provide requested data): Appeal. Hear and decide an appeal from an order, requirement, decision or determination made by the Administrative Official. • Is the official's action in writing? ( ) Yes; ( )copy is attached. ( )No, but the action appealed is as follows: • When was the action taken? Note: Appeals must be filed within a reasonable time. Please explain any delay below: • Exact zoning ordinance section(s) involved: • Grounds for appeal: (X) Special Exception. • Exact zoning ordinance section that authorizes the special exception: Table 7 -1, Note 3 • Exact wording of special exception requested: Special exception to Section 7 -101, Note 3 of the Zoning Ordinance to allow the placement of up to five temporary portable classroom buildings to the site. ( ) Variance. • Exact zoning ordinance section from which a variance is requested: • Exact wording of variance requested: Other Data. Are there drawings or other data? ( )No (K)Yes(list items here and attach them) 1.) "West University Elementary School New Modular Classroom Building" site plan 2.) Enlarged detail of site plan for specific portable building location, 3.) Letter from West University Elementary School Principal John Threet establishing need for Special Exception 4.) Graph "West University Elementary School Enrollment, 2004 - 2013" Attached. The applicant has read the State and City regulations attached. Signature of applicant: 16, i. Date: May 16, 2013 For Staff Use only Date filed: D to heard: Docket #: 010/3 J0� Form ZBA -102 John T. Threet, Principal May 16, 2013 Ms. Debbie Scarcella, City Planner City of West University Place 3800 University Boulevard West University Place, TX 77005 Dear Ms. Scarcella, ZONING BOARD OF ADJUSTMENT SPECIAL EXCEPTION REQUEST Address of building site: 3756 University Boulevard, West University Place, Harris County, Texas Legal description of the building site: Reserve A Block 1 West University Elementary School Subdivision The purpose of this letter is to request a special exception to Table 7 -1, Note 3, of the Zoning Ordinance for the placement of five temporary portable classroom buildings to our school site to for a period of five years. We currently have three temporary portable classroom buildings on site. Over the last seventeen years, our school has experienced significant student growth. In 1996, our student enrollment stood at 867 students. For the upcoming 2013 -2014 school year, we are projecting an enrollment of 1,220 students (see attached enrollment growth graph for 2004 - 2013). In 1996, 35% of our students attended West U Elementary on a transfer. Next year, less than 5% of the children in our school will be transfer students (less than 50 students). Over 95% live within our school attendance zone. Our Houston ISD demographer has predicted that our upward enrollment trend should level off in 2014 -2015. It is significantly less expensive for the District to move two buildings at once rather than to bring in one building this summer and an additional building in the summer of 2014. Our enrollment has started to plateau in certain lower grade levels and has slightly decreased in others though not to the point that we can close classes thus freeing up classrooms. Our burgeoning groups of children are now moving into 4th and 5th grades. Additionally, we are not losing students to private schools in upper grades as we have in past years. As a result, we will add a class to each of these grade levels for 2013 -2014. In future years, any buildings that are not needed as a result of lowered enrollment will be removed from the site. As a result of our school success and the success of our neighborhood middle schools, our community has made us the elementary school of choice for the children who live here. In order to accommodate these children, we must have additional temporary buildings or risk sending them to other HISD schools. Thank you for the City's thoughtful consideration of our request. Cordially, ,/ Oohn T. Threet, Principal JTT /ac attachments Team HISD Together We Can * Whatever It Takes * No Excuses It is the policy of the Houston Independent School District not to discriminate on the basis of age, color, handicap or disability, ancestry, national origin, marital status, race, religion, sex, veteran status, or political affiliation in its educational or employment programs and activities. HOUSTON INDEPENDENT SCHOOL DISTRICT rvr s� WEST UNIVERSITY ELEMENTARY SCHOOL � $� Texas Education Agency Exemplary School, 2001 -2012 2 Texas Business & Education Coalition Honor Roll School, 2006 -2011 y National Center for Educational Achievement Higher Performing School, 2007-2011 a Children At Risk, Top I% of Texas Public Elementary Schools, 2010, 2011, 2012, 2013 Children At Risk, Top 10 Schools, Greater Houston Area, 2011, 2012, 2013 •.. ..• 3756 UNIVERSITY BLVD. HOUSTON, TX 77005 -2898 TEL (713) 295 -5215 • FAX (713) 667 -8514 John T. Threet, Principal May 16, 2013 Ms. Debbie Scarcella, City Planner City of West University Place 3800 University Boulevard West University Place, TX 77005 Dear Ms. Scarcella, ZONING BOARD OF ADJUSTMENT SPECIAL EXCEPTION REQUEST Address of building site: 3756 University Boulevard, West University Place, Harris County, Texas Legal description of the building site: Reserve A Block 1 West University Elementary School Subdivision The purpose of this letter is to request a special exception to Table 7 -1, Note 3, of the Zoning Ordinance for the placement of five temporary portable classroom buildings to our school site to for a period of five years. We currently have three temporary portable classroom buildings on site. Over the last seventeen years, our school has experienced significant student growth. In 1996, our student enrollment stood at 867 students. For the upcoming 2013 -2014 school year, we are projecting an enrollment of 1,220 students (see attached enrollment growth graph for 2004 - 2013). In 1996, 35% of our students attended West U Elementary on a transfer. Next year, less than 5% of the children in our school will be transfer students (less than 50 students). Over 95% live within our school attendance zone. Our Houston ISD demographer has predicted that our upward enrollment trend should level off in 2014 -2015. It is significantly less expensive for the District to move two buildings at once rather than to bring in one building this summer and an additional building in the summer of 2014. Our enrollment has started to plateau in certain lower grade levels and has slightly decreased in others though not to the point that we can close classes thus freeing up classrooms. Our burgeoning groups of children are now moving into 4th and 5th grades. Additionally, we are not losing students to private schools in upper grades as we have in past years. As a result, we will add a class to each of these grade levels for 2013 -2014. In future years, any buildings that are not needed as a result of lowered enrollment will be removed from the site. As a result of our school success and the success of our neighborhood middle schools, our community has made us the elementary school of choice for the children who live here. In order to accommodate these children, we must have additional temporary buildings or risk sending them to other HISD schools. Thank you for the City's thoughtful consideration of our request. Cordially, ,/ Oohn T. Threet, Principal JTT /ac attachments Team HISD Together We Can * Whatever It Takes * No Excuses It is the policy of the Houston Independent School District not to discriminate on the basis of age, color, handicap or disability, ancestry, national origin, marital status, race, religion, sex, veteran status, or political affiliation in its educational or employment programs and activities. m N rh C 3 C fD N e•F m N fD O O � N r+ O � N � W N A O O m O fD 152 , 1 Harris and State of Texas, known, designated and described as follows, to -wit: 2 Lot No, four (4) Block No. Five (5) of Adam Clay No. 2, Revised Addition, an addition to the City 3 of Houston, Harris County, Texas, according to the plat thereof recorded in the Deed Records of I 4 Harris County, Texas, in Volume 554, page 21, to which reference is here made together with all 5 improvements thereon. To have and to hold the above described property, 6 premises and improvements, together with all and singular the rights, privileges and appurtenances • 7 thereto in anywise belonging unto the said Charles Edwin Morris Jr. and wife Bernice Lee Morris, 8 their heirs and assigns forever and I do hereby bind myself, my heirs, executors and 9 administrators to warrant and forever defend all and singular the said described property, 10 premises and improvements unto the said Charles Edwin Morrie Jr. and wife, Bernice Lee Morris, 11 their heirs and assigns against every person whomsoever lawfully claiming or to claim the same or 12 any part thereof. But it is expressly stipulated and agreed that the 1.3 vendor's lien is retained upon and against the above described property, premises and improvements 14 until the above described note, principal and interest, is fully and finally paid according to the 15 face, tenor, effect and reading thereof when this deed shall become absolute. 16 Providing, nevertheless, that the conveyance hereby made is subject to the restrictions, 17 covenants and conditions set out and contained in a deed from the Guardian Trust Company to J. T. 18 Brasher, dated October 19th, 1927 and to which reference is here made for all purposes. • 19 Witness my hand this the 16th day of November, A. D., 1927. 20 J. T. Brasher. 21 The State of Texas, County of Harris. Before me, the undersigned authority, a Notary Public, 22 in and for Harris County, Texas, on this day personally appeared J. T. Brasher, known to me to be 23 the person whose name is subscribed to the foregoing instrument and acknowledged to me that he 24 executed the same for the purposes and consideration therein expressed. I 25 Given under my hand and seal,of office, this the 16th day of November, A. D., 1927. 26 Bryant P. Seay, Notary Public, in and for Harris County, Texas. (Seal). 27 F�iyleedo for record Nov.�2/6,1927 at 12:30 o'clock P.M.Recorded Deo.1,1927 at 4:10 o'clock P.M. 28 L Li�aLl / ✓OLf/l�d Clerk County Court,Harris County, Texas. By o ,e% Deputy. 29 -----------------•----------------- 30 No. 316612 31 W. D. Haden at al. To West University Place Independent School District. 32 General Warranty Deed. 33 State of Texas, County of Harris. Know all men by these presents: That we, 34 W. D. Haden, of Galveston County, Texas, and D. T. Austin of Harris County, Texas, for and in consi- 35 deration of the sum of X1,695.55,_ cash to us in hand paid by West University Place Independent 36 School District, receipt whereof is hereby acknowledged, have granted, sold and conveyed, and 37 by,these presents do grant, sell and convey unto said West University Place Independent School 38 District, a corporation created by special act of the Legislature of the State of Texas, the 39 following described property, to -wit: A strip of land out of the A. C. Reynolds 40 Survey in Harris County, Texas, described by metes and bounds as follows: 41 Beginning at the Nortbeast corner of that certain Lot No. 15, in Block B of South Side Place 42 Second Addition to the City of Houston, being one of the lots conveyed by grantors herein to 43 the grantee by deed dated June 8, 1925, recorded in Volume 619, page 288, of the Deed Records of 44 Harris County, Texas; Thence in a Northerly direction with the prolongation with i 45 said Lot 15, 50 feet to a point for corner; Thence in a Westerly direction parallel to the 46 North line of said Block B and 50 feet therefrom 1064.4 feet to a point for corner, which point 47 is the intersection of this line with the West line of said Block B, extended in a Northerly 48 direction; Thence in a Southerly direction 50 feet to the Northwest corner of said Block B: Clerk's Notes —Art. 4606 • is 1* 7 8 9 10 11 12 13 14 15 16 17 18 • 19 20 21 22 23 . 24 25 26 27 28 29 30 • 31 32 33 34 35 36 37 38 39 40 41 42 • 43 44 45 46 47 Thence in an Easterly direction with_the North line of said Block.B. 1064.4 feet to-the place of beginning. To have and to hold the above described property and premises, together with all and singular the rights.and appurtenances thereinto in any wise belonging unto the said West University Place Independent School District, its auccessors and assigns forever, and we do by these presents bind ourselves, our heirs, executors and administrators to warrant and forever defend all and singular said premises unto the said West University Place Independent School District, its successors and assigns, against every person whomsoever. lawfully claiming or to claim the same or any part thereof. Witness our bands this 16th day of September, A. D., 1927. W.D. Haden., D. T. Austin. State of .Texas, County of Harris. Before me, the undersigned authority,, on this day personally appeared,W. D..Aaden, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same .for the purposes and consideration therein expressed. Given under my band and seal of office, this 16th day of September, A. D., i927• John H. Wynne, Notary Public, in and for Harris County, Texas. (Beal). State of Texas, County of Harris. Before me, the undersigned authority, on this day personally appeared D. T. Austin, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for. the purposes and consideration therein expressed. Given under my band and seal of office, this 16th day of September, A. D.,. 1927. John H. Wynne, Notary Public, in and for Harrie.County, Texas. (Seal). Filed for record Nov.26,1927 at 12:40 o'clock P..M:Recorded Dec-1,1927 at 4:30 o'clock P.M. IC�XP/L7 �/dZIJ2�oP_ _ , Clerk County Court, Harris County,Texas.By, Deputy. No. 316613 Wi D. Haden et al. To County of Harris. Right -of -Way Deed. State of Texas, County of Harris. Whereas, W. D. Haden of Galveston County, Texas, and D. T. Austin of Harris County, Texas, have heretofore by three (3) separate deeds, conveyed to West University Place Independent School District, a corporation created by special act of the.Legislature of the State of Texas., a. tract of land three hundred (300) feet wide by 1064.4 feet long, out of the A. C. Reynolds Survey in Harris County, Texas, the.first deed describing the property thereby conveyed as Lots Seven (7) to Twenty -two (22) -both inclusive, in Block B, in South Side Place Second Addition, and the second deed describing the property thereby conveyed as Lots One (1) to Six (6) both inclusive, and Lots Twenty -three (23) to Twenty -eight (29) both inclusive, in said Block B, of-South Side Place second Addition and the third deed (which was executed after the plat of South Side Place Second.Addition was cancelled) described the tract thereby conveyed as a tract fifty (50) feet wide by 1064.4 feet long adjoining the two former tracts conveyed on the North; and, Whereas, said W. D. Haden and D.T. Austin desire, to give said West University Place Independent School District the benefit of a roadway along said three (3) tracts above referred to. Now, therefore, know all men by these presents: That we, W. D. Haden and D. T. Austin, do hereby convey to the County of Harrie, in the State of Texas, a roadway all around said three (3) tracts, said roadway on the South to be one hundred (100) feet wide, on the East,.North and West to be sixty (60) feet wide, said roadway to be a continuous roadway, the center line of which, on the South is fifty (50J feet South of the West University Place Independent School District Bite, and .tbe center line on the East, North and West to be thirty (30) feet from the respective property lines of said West University Place Independent School District tract. Clerk's Notes —Art. 4606 153 1.5.4 1 To have and to hold the above described roadways unto the County of Harris, its successors and 2 assigns, for road purposes forever. _ 3 Witness our hands this 12th day of September, A. D., 1927. W. D. Haden, D.T.Austin. 4 State of Texas, County of Harris. Before me, the undersigned authority, on this day 5 personally appeared W. D. Haden, known to me to be the person whose..name is subscribed to the 6 foregoing instrument, and acknowledged to me that he executed the same for the purposes and • 7 consideration therein expressed. m 13 17 18 19 20 21 22 23 24 25 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 45 47 48 Given under my hand and Beal of office, this 12th day of September, A. D., 1927- John H. Wynne, Notary Public, in and for Harris County, Texas: (Seal). State of Texas, County of Harris. Before me, the undersigned authority, on this day personally appeared D.T. Austin, known to me to be the person whose name is subscribed to the foregoing instrument, and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office, this 12th day of September, A. D., 1927- John B. Wynne, Notary Public, in and for Harris County, Texas. (Seal). Filed for record Nov.26,1927 at 12:40 o'clock P.M.Aecorded Dec.2,1927 at 3:55 o'clock P.M. P ✓6fU?2QPrr Clerk County Court,HarriB County,Texas.By o Deputy. -------------------- : ------------------- No- 316883 L. J. Gashia at ux. To Wilhelm Carl Ruder. General Warranty Deed. • State of Texas, County of Harris. Know all men by these presents; that we, L. J. Gashia, of the County. of Harris, and State of Texas, and Laura Janet Gashia, his wife, of the County of Harris and State of Texas, for the consideration hereinafter referred to, have granted, sold and conveyed and by these presents do grant, sell and convey unto Wilhelm Carl Ruder, of the County of Harris and State of Texas, all those certain lots or parcels of land, lying and being situated in the County of. Barrie and State of Texas, described as follows, to -wit: Being the South one -half of lot 5, and South one -half of lot 6, in Block 17, Houston City Street Railway Addition No. 1, S. S. H.B. also known as Oakhurst to the City of Houston, Harris County, Texas, according to the map and plat of said Addition on file in the office of • the County Clerk of Harris County, Texas. To have and to hold the above described property together with all and singular the rights and appurtenances thereto in anywise belonging unto the said Wilhelm Carl Ruder, his heirs and aBBigns forever, and we do hereby bind ourselves, our heirs, executors and administrators to warrant and forever defend, ell and singular, the said premises unto the said Wilhelm Carl Ruder, his heirs and assigns against ` every person whomsoever lawfully claiming or to claim the same or any part thereof. j The consideration for this conveyance is as follows: The assumption and promise to pay by the said Wilhelm.Carl Ruder, the` unpaid balance on that certain promissory note for the principal sum of Two Thousand Seven Hundred Fifty ($2,750.00) Dollars, dated January 24, 1924, made executed and delivered by James E. Smith and wife, Rota A. Smith, of Houston, Harris County, Texas, payable to the order of Dr. James G. Brooking, four years after its date, bearing interest at the rate of eight per cent per annum, payable semi- annually, containing the customary provisions for acceleration of maturity and attorney's fees, and being secured by a deed of trust, covering the property above described, and being recorded in Volume 235, page 161 Mortgage Records of Harris County, Texas. The assumption and promise to pay by the said Wilhelm Carl Ruder, of the unpaid balance on that certain promissory note for the principal sum of One Thousand Six Hundred Eighty —fi4e Dollars ($1,665.00) dated January 24, 1924, made, executed and delivered by the said Wilhelm Carl Ruder, bearing interest at the rate of Clerk's Notes --Art. 4600 1 acknowledged to me that he executed the same for the purposes and consideration. therein expressed. 2 Given under my hand and seal of office, this let day of June A D. 1925, 3 May Mitchell, Notary Public in and for Madison County Alabama. (Seal) 4 Filed for record June 11, 1925 at 11:25 O'clock A. M. Recorded June 13, 1925 at 8:30 o'clock A.M. 5 � � _� _ Clerk County Court, Harris County, Texas. By r , jinn �iF1� Deputy. 6 ------------------ 7 No. 193260. 8 97. D. Haden, et al -To- West University Place Independent School District. Option. 10 State of Texas. County of Harris. 1{now all men by these presents: That we, W. D. Haden L1 of Galveston. County, Texas, and D. T.Austin, of Harris County, Texas, in consideration of Ten 12, Dollars to us in hand, paid by West University Place Independent School District, a oor- 13 poration unco.rporated by special Aot of the Legislature of the State of Texas, and in consider - 14` at_on of the erection and maintenance of a school building upon property described in deed 15 from W D. Haden and D. T. Austin, to said School District, being adjacent to the property 16 herein described, do hereby give and grant unto the said West Universit. Place Independent 17 School District an option to purchase from us upon the terms hereinafter set forth the fol- 13 lowing described property, to -wit: Lots One (1) to Six (6) inclusive and Lots twenty three 19 (23) to twenty eight (28) inclusive, in Block "B" in South Side Place Second Addition, out 20 of the A. C.Reynolds Survey in Harris County, Texas; the option shall include the right to 21 purchase all or any part of above described property at any time within a period of twelve (12) 22 months from the date of this instrument, but if said option has not been exercised by said 23 School District within the period of twelve (12) months same shall then oease to exist and 24 no further rights may be exercised hereunder with reference to the purchase of said property,. 25 In the event said School District elects to avail itself of said option to purchase all or 26 any portion of said property the price to be paid therefor is twelve hundred and fifty (1250) 27 Dollars per acre, said acreage to include the area to the center of the.Street abutting the 28 property purchased under said option. 29 All of the conditions with reference to curb, gutter, etc and all other conditions setforth 30 in communication of May 25th 1925, to the Board of Trustees of IPest University Place 31 Independent School District, signed by Haden and Austin are retained in this instrument. 32 In consideration whereof witness our hands at Houston, Harris County, Texas , this 8 day of 33 June A. D. 1925. 34 W. D. Haden. D. T. Austin. 36; State of Texas. County of Harris: Before me, the undersined authority, on this ,day 36 personally appeared W. D.Haden and D. T Austin, both known to me to be the persons whose 37; names are subscribed to the fore,,oing instrument, and each acknowledged to me that he executed 38 the same for the purposes and consideration therein expressed. 39, Given under my hand and seal of office, this 8th day of June, A. D. 1925. 40 Tai. S. Clark, Notary Public, Harris County, Texas. (Seal.) 41 Filed for record June 11, 1925 at 11:30 O'clock A. M. Recorded June 13, 1925 at 8:45 O'clock A.M. � n 42 Q g glerk County Court, IIarris County, Texas. By Deputy. 43 44 No. 198261. 46, D. T.Austin, et al. -To- West University Place Independent School District. 46 ; Deed. 47 The State of Texas. County of Harris. lrnow all men by these presenter That we, 0.,, W. D. Haden, of Galveston County, Texas, Austin of Harris County, Texas, in i. Clerk's Notes —Art. 4606 2' 3 4 J 6 7 S 9 10 11 12 13 14 15 16 17 1.8 19 20 21 22 23 2.1 25 26 27 28 29 30 31 32 .,3 34 35 36 37 38 39 40 41 42 43 44 r 4G: 47 F'. 48 consideration of the awn of Ten (10,00) Dollars to as in hand .paid, by West University Place Independent School District, a corporation incorporated by special act of tiie Legislature of the State of Texas, and in consideration of the construction and maintenance of a school building on the property hereinafter described, have granted, bargained, sold, and conveyed, and by these presents do grant, bargain, sell and convey, unto the said West University Place Independent School District the following described property for school purposes, to -wit: hots Seven (7) to Twenty Two (22) inclusive, in Block "B" in Southside Place, Second Addition, out of the A. C. Reynolds Survey, in Harris County, Texas, according to map or plat of said addition recorded in Vol ..... pa e... of the Map Records of Harris County, Texas. Ancl we do hereby bind ourselves, our heirs, executors and administrators, to warrant and forever defend the title to said property unto the said West University Place Independent School District, its successors or assigns, against every person whomsoever lawfully claiming or to claim the same or any part thereof. It is understood and agreed that the Trustees of said District will have constructed upon said above described property du - ring the current calendar year, a brick school building, and failure to do so will cause the title herein to revert to the grantors, their heirs or assigns . It in understood that the above described property is conveyed for school purposes, and should the same be abandoned for school purposes at any time within twenty five years frog; the date of this instrument said property shall ,revert to the grantors, their heirs and assigns: but if said school buildin,: shall be constructed on said premises, and maintained thereon for a period of twenty five years, then this deed shall become absolute, and fee simple title shall be vested in said West University Place Independent School District, its successors and assigns, in and to said property: To have and to hold each and all of the above described. property unto the said West University Place Independent School District, its successors and assigns forever; subject however, to each anri all of the conditions above set forth. In consideration whereof, witness our hands this the e day of June A. D. 1925. D. T. Austin. l7. D. Haden. The State of Texas. County of Harris. Before me, the undersigned authority, on this day personally appeared D. T. Austin, known to me to be the person whose name is subscribed to the above and foregoing instrument of writing, and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office at Houston, Texas, this e day of June A. D. 1925. M.S. Clark, Notary Public, Harris County, Texas. (Seal) The State of Texas. County of Harris. Before me, the undersigr_ed authority, on this day pereo -,elly appeared W. D Haden, }mown to me to be the person whose narae is subsoribed to the above and foregoing instrument of writirg, and acknowledged to me that he executed the same for the purposes and consideration therein expressed,. Given under my hand. and seal of office at Houston, Te..as, this eth day of June A. D.1925. Id. S. Clark, Notary Public, Harris Co. Tex. (Seal) Piled for record June 11, 1925 at 11:50 O/ol,ock: A. 11. Recorded June 13, 19,15 at 9 :2o 0 1clock A.M Clerk County Court, Harris County, Texas, By (P , jA"Ajj Deputy. Sam Daderio, et ux. The State of Texas Clerk's Notes —Art. 4606 No. 198277. -To- Gus Parmeson, . General Warranty Deed. County of Harris. men by these presents: That we, �r IW ON (-- V/ l J• v �� � 1 EL 1 U �.. U.p ' 1 U �.. U.p '