Edgemoor Neighborhood Meeting at Lairmont Manor

Monday, October 23, 2023    7:00–9:00 p.m.

Please join us for our first in person neighborhood meeting in three years as we share topics of interest about our local community…

  • Update on the Edgemoor Neighborhood Small and Simple Grant from the City of Bellingham
  • Presentation by Protect Mud Bay Cliffs on the proposed new Viewcrest Road subdivision
  • Update from the last Mayors Neighborhood Advisory Commission meeting

…and more.

The meeting agenda and previous meeting minutes for review are included below.

October 23, 2023 Meeting Agenda

ENA Annual Meeting Minutes 20230216

Feel free to come a few minutes early to socialize prior to the meeting.

We hope you can join us!

The Edgemoor Neighborhood Association (ENA) Board

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Hello, Neighbors!

ENA (Edgemoor Neighborhood Association) has some great news!

The Edgemoor Neighborhood Board applied for and received a Small & Simple Grant from the City of Bellingham to improve neighborhood communication and develop a stronger sense of community. A portion of the grant was used to mail a newsletter to all Edgemoor homes to introduce the projects we have designed to improve our neighborhood and enhance our feeling of place. We welcome your participation as the more you engage, the more the association can truly represent our community.

Neighborhood Signs

Perhaps you’ve noticed the new Fairhaven Neighborhood signs recently installed? We loved the idea, and a portion of the Small and Simple Grant will go towards the design and production of a unique sign representing Edgemoor Neighborhood. These signs will be placed at the entrances to our neighborhood and will help define our unique setting. We will also use the new design for our meeting signs to remind everyone of upcoming meetings.

  • What would you like to see on our sign?
  • What images do you think reflect our neighborhood?

The Board would love to have your ideas. If you have graphic design skills, would you be willing to help with this project? All ideas are welcome. Because the signs will be installed along the streets, the size of the sign must meet the City’s 24” x 36” (portrait format) requirements. Please send your ideas and designs to enaboard@edgemoorneighborhood.com .

Pool Party at Bayside Swimming Club

  • Saturday, August 5th – 9:00 to 11:00 pm.
  • Drinks and light snacks will be provided

We have planned this social event to meet one another and make a splash! Please add our Pool Party to your calendar and join in the summer fun. Bayside Swimming Club limits the number of participants, so please RSVP at your earliest convenience to enaboard@edgemoorneighborhood.com .

You will receive an email confirmation as your “invitation” to the party. Guests will be asked to sign in when arriving.

Come join us to meet old friends and make new ones. Edgemoor has many new neighbors, and this will be a fun event to welcome them. Sign up now – don’t wait as space is limited and you don’t want to miss out.

New Viewcrest Road Subdivision (aka Woods at Viewcrest)

More than a year ago, developers submitted applications for a 38-lot subdivision on the steep, forested slopes overlooking North Chuckanut Bay. In response, Protect Mud Bay Cliffs (PMBC) was formed to minimize the adverse impacts on the environment and local residents.

After multiple application extensions, the process began moving forward again on June 20th when the developers responded to the City’s Request for Information. Because of a new state law that allows quadplexes on all single-family lots, the potential for development is 152 multi-family units. Once the City issues its Notice of Application, the public will have 30 days to submit comments. Please take the time now to become engaged by learning about the project.

Visit www.mudbaycliffs.org for more information and to sign up for email updates. PMBC can be reached at info@MudBayCliffs.org .

Next Neighborhood Meeting at Lairmont Manor

Monday, October 23, 2023    7:00–9:00 p.m.

Please join us for some social time and to join the conversation as we:

  • Review designs for our new neighborhood signs
  • Provide an update on the new Viewcrest Road subdivision on the cliffs overlooking Mud Bay
  • Share information from the most recent Mayors Neighborhood Advisory Commission meeting

Help keep our mailing list current

We appreciate your help keeping our mailing lists up to date. If you have not already done so, please add your email address to our mailing list (upper right-hand side of this page) to receive information about upcoming meetings and events. If you would like to include a donation, these funds will help with business expenses such as corresponding with Edgemoor residents and the neighborhood website. Send your contact details along with your optional tax-deductible donation to:

Edgemoor Neighborhood Association

C/O ENA Treasurer, Bob McCarthy

217 Middlefield Road

Bellingham, WA 98225

You can also share your comments, ideas, and suggestions with the ENA Board, so please let us know what’s on your mind. Email us at enaboard@edgemoorneighborhood.com .

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ENA Annual Meeting Summary, February 16, 2023

Thank you to everyone who participated in the Edgemoor Neighborhood Association Annual Meeting held last week via Zoom. At one point there were 76 attendees which is our largest online participation ever. There were presentations on proposed changes to City and State Accessory Dwelling Unit (ADU) and Zoning regulations, an update on the Chuckanut Community Forest Park District, and the proposed Jones Development, The Woods at Viewcrest.

A request was made at the meeting about how to submit public comments on the City of Bellingham’s proposed ADU ordinance (Agenda Bill 23608). Instructions can be found at https://bit.ly/3xGolkI.

Our new Mayor’s Neighborhood Advisory Council (MNAC) Representative is Bill Beer and the MNAC Alternate is Barbara Zielstra. We would like to thank Barbara Zielstra and Kate Covell, who joined the ENA Board. There are several board positions available, so please let us know if you are interested in participating in the Edgemoor Neighborhood Association. Our email address is enaboard@edgemoorneighborhood.com.

The complete meeting minutes are posted online at ENA Annual Meeting Minutes 2/16/23.

The meeting was recorded and can be viewed at https://bit.ly/3XyPbFW.

Julia Lerner, a reporter for Cascadia Daily News, attended the meeting and wrote an article. Check it out at 2/17/23 Cascadia Daily News article “Future unclear for proposed 38-lot development on Mud Bay”

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ENA Annual Zoom Meeting, February 16, 6:30-8:30pm

The Annual Meeting of the Edgemoor Neighborhood Association (ENA) will be held via Zoom on Thursday, February 16, 6:30 -8:30 pm

Join Zoom Meeting

There will be three informational presentations:

1. How will the proposed citywide Accessory Dwelling Unit (ADU) and statewide single-family zoning regulations impact Edgemoor residents?

Citywide ADU informational links:

Staff Memo re: Revision to Accessory Dwelling Unit Regulations & Process

Bellingham City Council Meeting, January 23, 2023: “For Consideration of an Ordinance Amending Accessory Dwelling Unit Regulations and Process.” Video of Bellingham City Council meeting on January 23, 2023

Statewide single-family zoning regulations informational links:

State Bill: HB 1782 An ACT Relating to creating additional middle housing near transit and in areas traditionally dedicated to single-family detached housing

Bill to rework Washington’s single-family zoning advances ahead of deadline

State housing bills a battleground for local control vs. density

Bill to ease Washington’s housing crisis would allow up to fourplex on all residential lots

2. Update on the Chuckanut Community Forest Park District (CCFPD)

Christopher Grannis will present a short history of the property, Barbara Zielstra will give an update on the Park District’s current work, and Vince Biciunas will briefly introduce the Master Plan, adopted last September by the City of Bellingham with input and support from the Park District Commissioners. It’s a quick past, present, future look at these forested wetlands we have paid, through the levy, to protect.

Informational links:

chuckanutcommunityforest.com

https://www.facebook.com/profile.php?id=100089105946191

3. Update on the Jones subdivision, aka The Woods at Viewcrest

Informational links:

ENA 3/5/21 public comment letter on Jones Subdivision

City of Bellingham – The Woods at Viewcrest

Protect Mud Bay Cliffs website

Protect Mud Bay Cliffs December 22 update re: Developers’ 12/8/22 letter 

Nextdoor Group: Jones Subdivision on Mud Bay Cliffs

There will be a business meeting after these presentations.

ENA Annual Meeting Agenda – 2/16/2023

ENA Annual Meeting Minutes – 3/23/2022  To be approved

The meeting will conclude with nominations and elections for ENA Board members. Currently there are seven board members with five vacancies, and we hope some of our neighbors will consider joining the ENA Board.  There is one Annual Meeting per year unless a Special Meeting is called when an issue arises.

If you are interested in becoming involved in your neighborhood and would like more information on what is involved in being on the ENA Board, please send an email to enaboard@edgemoorneighborhood.com.

We look forward to seeing you at the meeting!

The ENA Board,

  • Sandie Koplowitz, ENA Secretary
  • Bob McCarthy, ENA Treasurer
  • Bill Beer, current MNAC Alternate (nominated for MNAC Representative)
  • Larry Horowitz, Planning and Land Use Chair
  • Terry Montonye
  • Paul Scott
  • Bill Wright

 

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News from our neighborhood MNAC Representatives

Dear Edgemoor Residents,

The Bellingham City Council is holding two public hearings on issues which may be of interest to you. The first is a remote hearing on August 29 at 7 pm, on the proposed Hundred Acre Wood Master Plan which includes the 82-acre Chuckanut Community Forest. Draft documents are located at https://cob.org/project/chuckanut-community-forest-master-plan. Staff contact for this project is Nicole Oliver, Parks Director, 360-778-7013, or noliver@cob.org.

The second is a hearing on zoning changes and regulations regarding mobile home parks. This hearing is September 12. Staff contact is Planner, McKayla Dunfey, who can be reached at 360-778-8355, or mjdunfey@cob.org. You may comment online by September 7 or testify live during the public hearing at https:/cob.org/ccsignup. If you want to join the public hearing, you can do so via https://cob.org/cczoom. More information is available at https:/www.cascadiadaily.com/news/2022/Jun24//city-exploring-protections=for=mobile=home parks/.

In addition, your representatives to the Mayor’s Neighborhood Advisory Council (MNAC), Bill Beer and Barbara Ryan, have learned that many neighborhood associations hold neighborhood picnics. Some have regular neighborhood meetings, often with food. Some plant trees. If there is any interest in forming a committee to organize these activities, or other neighborhood events in the Edgemoor Neighborhood, please let either of us know.

Bill Beer (william_beer2003@yahoo.com)

Barbara Ryan (bryanbham@icloud.com)

 

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News update from ENA, April 2022

The ENA Annual Meeting, held on March 23, was a Zoom meeting attended by 32 people. The annual meeting minutes are online at https://edgemoorneighborhood.com/ena-annual-meeting-march-23-2022/.

Thanks to everyone for attending the meeting. Speaker, Ted Carlson, from Sanitary Service Company, talked about single-stream recycling scheduled for a 6-month test in Edgemoor, starting soon. There was also a discussion about the proposed development of the Jones property on Viewcrest Road. Anyone wanting to follow the conversation can join the Jones Edgemoor Subdivision group on Nextdoor Edgemoor at https://nextdoor.com/g/zslhdy6kw/. You can also sign up for updates at https://mudbaycliffs.org/.

The proposed hotel development on 12th and Donovan was also brought up at the meeting. Several people voiced concern about the possibility of increased traffic and lack of parking for events scheduled at the hotel. Here are a few links for further information:

City of Bellingham Application: https://bit.ly/Sycamore_Hotel_Notice

Architectural renderings can be seen at: https://mza-us.com/work/fairhaven-mixed-use/

Other local news of interest…

The City is hosting a volunteer work party on Saturday, April 23 from 9 a.m. to noon to restore habitat and improve water quality in Padden Creek. Volunteers are invited to meet in Fairhaven Park to remove invasive plants and spread mulch, which supports the growth of native plants in the area. All ages and abilities are welcome, and no previous volunteer experience is necessary. Tools, gloves, instruction, and snacks are provided, as well as free coffee donated by Woods Coffee and free pizza donated by Papa John’s Pizza. Please register in advance for this free event. Spots are limited! We hope to see you there. Sign up here: https://www.volunteerbellingham.org/need/detail/?need_id=676965

This is one of several family-friendly activities the City is offering to celebrate Earth Day. Other activities include a community art project, photo contest, Children’s Storytimes, themed book lists for children and adults, self-guided tours, and more. Find a full list and details at www.cob.org/earthday2022.

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ENA Annual Meeting, March 23, 2022

The meeting began at 7:00 pm and was a virtual meeting on Zoom. There were 32 attendees at the meeting. The meeting was managed by ENA Secretary, Sandie Koplowitz.

Speaker Ted Carlson, with Sanitary Service, was introduced by Barbara Ryan. Ted provided the following information:

Sanitary Service Company (SSC) provides residential garbage and recycling services under a contract with the City of Bellingham. The contract requires them to evaluate recycling and see if there are ways to find efficiencies in the collection method as well as reduce truck-driven miles as it relates to labor and emissions. SSC is planning to test “single-stream” recycling in Edgemoor, starting in April, for a six-month period. An informational mailing from SSC will be sent to residents of Edgemoor. 90-gallon recycling toters will be delivered around the 23-24th of April. The last pick up with the 3-bins will be Friday, April 22. The first pick up using the single stream 90-gallon toter will be Friday, May 6. Glass, cans, plastic, cardboard, and paper will go into this single toter. Recycle collection will be on every other Friday. Residents will keep their three separate recycle bins until the test period is complete.

An application has been submitted to the City to develop 38 lots off Viewcrest  Rd on a 38-acre parcel owned by the Jones family.. If people want to participate in the conversation, they can join the Jones Edgemoor subdivision group on Nextdoor. There is a Steering Committee that has been meeting every Tuesday evening and working with experts to review the technical reports in the 800-page application. They have raised $3,000 so far but will probably look to the larger community for donations to cover expenses for legal and technical assistance. Concerns about the development include the steep cliffs, the impact of deforestation, stormwater impacts, and traffic through Edgemoor neighborhood. During the discussion when asked what residents can do, it was mentioned that sending letters to the City by mail listing concerns and asking for an environmental impact statement is the best way to get their attention. Send letters and or emails to Kurt Nabbefeld (knabbefeld@cob.org), Kathy Bell kbell@cob.org), Steve Sundin (ssundin@cob.org), Mayor Seth Fleetwood (mayorsoffice@cob.org), and City Council (ccmail@cob.org). The mailing address is: City of Bellingham, 210 Lottie Street, Bellingham, WA 98225.

The minutes from the last annual meeting were approved.

Bob McCarthy gave the treasurer’s Report. Currently, there is $1580.26 in our bank account. These funds are left over from previously collected dues. Since the City of Bellingham now provides up to $500 per year for organizational expenses, we no longer collect dues. However, ENA is a 501-C-3 Non-Profit, so donations are tax-deductible.

There was a $150 expense for website hosting and a $10 fee for our Annual Corporations Report to the State of Washington.

Communications Report: Sandie Koplowitz takes care of the website at www.edgemoorneighborhood.com and is the Lead (moderator) for Nextdoor Edgemoor. She can use help monitoring posts on Nextdoor, so if anyone would like to be a Lead, please send us an email to enaboard@edgemoorneighborhood.com.

Other topics of discussion:

There was concern about blind corners and speeding traffic through the neighborhood. See the report from the meeting with City Planner, Eric Johnson at https://edgemoorneighborhood.com/meeting-with-eric-johnson-city-planner-on-7-7-21/

Concern was voiced about the hotel proposed on Donovan and 12th which will have 75 rooms, 8 residential units on the top floor, a Conference Center, and underground parking. It was suggested to contact Fairhaven Neighbors at https://www.fairhavenneighbors.org/ to join a committee looking into the project.

The current Board of Directors were elected for another year’s term. Terry Montonye offered to be replaced on the Board if needed.

The meeting was adjourned at 8:40 pm.

Meeting minutes submitted by ENA Secretary, Sandie Koplowitz

Meeting attendees:

ENA Board Members: Sandie Koplowitz, Barbara Ryan, Larry Horowitz, Bill Wright, Terry Montonye, Bill Beer, Bob McCarthy, and Paul Scott.

Barbara Craigie, Cassandra Carr, Cheryl, Collander, Fred Rhodes, Gary Ranz, Gretchen, Jan Wisner, Kate Grinde, Keith, Lori, Mike Ryan, Paul Brock, Ross Craigie, Susan, Susie, Thom Prichard, Vania, Bruce, Lydia Tillman, Marjorie Varner

 

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ENA Annual Meeting via Zoom on Wednesday, March 23th at 7 pm.

You are invited to an Edgemoor Neighborhood Association (ENA) Annual Meeting via Zoom on Wednesday, March 23th at 7 pm.

Our speaker will be Ted Carlson, General Manager of Sanitary Service Company, who is proposing to test a single-stream recycling program in Edgemoor beginning this spring. Ted will explain how this system might work and solicit opinions from residents. A presentation to the City Council can be viewed on YouTube at SSC Single Stream Recycling.

Other topics for the annual meeting include discussion on the proposed 38-lot subdivision on Viewcrest Road and our annual Board of Director elections.

On March 2, 2022, the Bellingham Planning Department received application materials from the Jones family for a 38-lot subdivision on Viewcrest Road. You can view and download these online at Jones Application Documents.

All Edgemoor residents are members of the Edgemoor Neighborhood Association. We would like to be able to communicate with you via email, so please sign up to receive email notifications at https://edgemoorneighborhood.com/ena-mailing-list/.

We hope to see you at the Zoom meeting on Wednesday, March 23th at 7 pm.

Click this link to join the meeting: Join Zoom Meeting

ENA Board of Directors: Sandie Koplowitz, Secretary; Bob McCarthy, Treasurer; Bill Beer, Larry Horowitz, Terry Montonye, Barbara Ryan, Paul Scott, and Bill Wright. We need more Board members! If you are interested, please email ENABoard@edgemoorneighborhood.com  for more information.

Link to Meeting Agenda

Link to Annual Meeting Minutes 2020

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Meeting with Eric Johnson, City Planner, on 7/7/21

The meeting on 7/7/21 took place at the home of Bob McCarthy. Eric Johnson, from the City of Bellingham Planning Department, Bob McCarthy, ENA Treasurer, and Sandie Koplowitz, ENA Secretary, attended the meeting.

Sandie gave a brief history of the safety concerns in Edgemoor Neighborhood which have been raised in previous years at ENA meetings and in a neighborhood survey. The main issues have been vehicles speeding through the neighborhood, blind corners due to vegetation, and unsafe places to walk along roadways where sidewalks should be extended to the next street such as on Fieldston where the sidewalk ends to the corner of Willow and around the blind corner on Bayside Road to Hawthorne.

Regarding the vegetation issues, Eric Johnson, City Planner, said right-of-way maintenance between the pavement and property is the responsibility of the property owner. The City does not like to get involved. However the process is as follows:

  • 1. Complaint is filed
  • 2. Code compliance looks at the issue.
  • 3. Letter is sent to the homeowner giving 30 days’ notice.
  • 4. If the homeowner doesn’t comply, additional letters may be sent with a final letter stating they may be charged with a potential violation.
  • 5. There may be a site visit from a technician to determine what action to take.
  • 6. They may get a letter from the police department stating the city will now take action.

Regarding sidewalks, the City has a Bicycle Network Plan and a Pedestrian Plan created in 2012-13. There is a Transportation Fund which generates revenue to cover sidewalk improvements and both plans will come up for review this fall at which time the public process will go into effect. Encourage residents to participate in order to move up the priority list. Currently, Edgemoor is on the bottom of the list for sidewalk improvements.

Regarding speeding issues, there are no funds for speed limit signs and residents are not permitted to install our own signs. This can cause issues of other neighborhood wanting the same signs but are unable to afford the expense, and can create friction between neighborhoods. Eric stated speed limit signs don’t work because people tend to drive at speeds they are comfortable with depending on their vehicle, current road conditions and their surroundings. There are currently only 6 traffic safety officers in the city.

Sandie Koplowitz, Edgemoor Neighborhood Association Secretary

Bob McArthy, Edgemoor Neighborhood Association Treasurer

 

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ENA Board Meeting – March 14, 2021, 2 PM

The Zoom meeting was attended by Sandie Koplowitz, Terry Montoyne, Curt Thor, Bob McCarthy, Larry Horowitz, Bill Wright and Paul Scott.

Curt mentioned he had other names of individuals who wanted to attend the meeting, but we forgot to invite them. Sandie suggested we start a Google sheet to add names of people who would like to attend meetings in the future.

Minutes: The minutes from the previous meeting were approved without the need for corrections. Sandie will post the minutes on Edgemoor Connections.

Treasurer’s Report: Sandie reported for Diane MacLean. There is $1590 in our checking account. Diane MacLean is outgoing Treasurer. She has filed the annual reports with the State and IRS as well as the reports required by the City of Bellingham for reimbursement of expenses. Bob McCarthy has agreed to take over the position of ENA Treasurer.

Communications: Sandie Koplowitz. Nextdoor has been easier to manage with the new addition of community helpers to review reported content. Things have settled down after many posts requiring monitoring the past year and we now are letting people talk and only removing the occasional post which crosses the line of Nextdoor’s standards. Sandie is the only Lead and we are always looking for additional Leads from Edgemoor.

Jones Development: Larry Horowitz reported he created a group on Nextdoor for the Jones Development which has about 150 members. The owners of the Jones property is proposing  44 new lots in Edgemoor off Viewcrest Road. Members in the Jones Development group will receive notifications when there is a new post to the group.

ENA sent a letter to the City of Bellingham asking for an EIS (Environmental Impact Statement) which also lists concerns of Edgemoor residents. The letter was also accompanied by results from a neighborhood survey in 2017. 

Below are links to key documents.

Currently we are waiting for the applicant to complete the preliminary plat application process, which includes the SEPA checklist, environmental checklist, and technical reports. The proposal presented at the neighborhood meeting is very likely to be changed. There are concerns by neighbors about the houses being close together, the steepness of the cliffs, the instability of the area shown by boulders on the beach and increased traffic through the neighborhood. Clarkwood and Briza are also concerned about the development. Several surrounding neighborhood associations and property owners associations have sent letters to the city requesting an EIS. Once the application is submitted there are only 14 days to comment. The difference between requiring an EIS and only technical reports is the EIS must be performed by a neutral party, whereas the technical reports are submitted by the applicant. An EIS also extends the time it takes to approve the application because it takes additional time for the EIS to be completed and there is a separate comment period for the EIS. Requirement of an EIS would allow for a neutral review and also includes commentary, which would give the City more information to base their decision.

Jones Development documents:

The applicant’s “Pre-Application Narrative” provides an introduction to the project

Aerial of the revised 44-lot site plan

Overlay of the site plan on a LIDAR map

In 2011 there was a Chuckanut Marsh Restoration Project, managed by Renee Lecroix, to renovate Chuckanut Bay Tidelands (formerly Chuckanut Mudflats). A few of the mitigation efforts where to stop allowing cars to drive on the beach, put a parking lot and improve a culvert for salmon habitat upstream.

Bill mentioned a post he put on the Jones Subdivision group on Nextdoor Edgemoor about viable alternatives for the Jones’ property. He mentioned Governor’s Point, which was originally proposed for 310 homes on 124 acres and now has 16 homes and 90 acres of wildlife reserve with public access on 2 miles of trails. Clark’s Point was originally surveyed for 105 homes on 71 acres and there are now 4 homes and 61 acres of private wildlife reserve with 2 trails on the north end with public access to 2 viewpoints. Proposed development on the 100 Acre Woods was to have a population equivalent to the size of Ferndale and the property is nearly paid for because of the formation of the Chuckanut Community Forest Park District. The City is currently developing a master plan for the Chuckanut Community Forest. More information is at https://engagebellingham.org/chuckanut-community-forest-master-plan. Bill suggests we keep talking about alternatives to see if the owners can turn to other viable plans for the property.

Larry suggested people reach out to the Jones family to talk to them directly about plans for the property.

MNAC: Curt Thor reported they talked about simple grants for neighborhood associations. Is there any place for an Edgemoor neighborhood sign? We have talked about this many times over the years at ENA meetings, but it has never seemed viable. The most likely location would be at the corner of Hawthorn and Chuckanut on the Fairhaven Middle School property, but almost anything discussed in the past would create a line-of-sight issue for traffic on Hawthorn.

Curt mentioned at the meeting that since there are so few sidewalks in Edgemoor, we walk on streets and there are lots of potholes and pits needing to be fixed.

Larry suggested Curt bring up the fact to Mayor Seth Fleetwood that the City has not delt with the issues brought up in the 2017 Edgemoor Neighborhood  survey about traffic safety, vegetation mitigation due to line of sight concerns, and sidewalks needed on the blind curve on Bayside Road as well as on Viewcrest down the hill to Clark Road.

There was discussion about the vacant lot on the corner of Willow and Fieldston, which is owned by Bayside Swimming Club. Board members wondered if we should approach them to see if they might be interested in developing that property into a park space for Edgemoor Residents.

Election of Officers: Sandie moved we appoint Bob McCarthy as Treasurer. All attendees were in favor.

We still need a President.

Standing Rules: Proposed changes:

Dues will not be collected are not required while the association is being reimbursed by the city.

There will be one Annual ENA Meeting (Time/Place/Date TBD) each year in May.

Updated ENA Officers.

ENA Standing Rules 2021

Sandie sent a Dropbox link to Board Members where historical ENA documents are located. It includes the Articles of Incorporation, Bylaws, and other corporate/historical documents.

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