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Findings - DR - 2004 - DR-56-04 - 4590 Sq' Multi-Tenant Medical/Dental Office Building/325 E Shore Drive/325 E Shore Dr BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW TO CONSTRUCT A MUL TI- TENANT MEDICALIDENT AL OFFICE BUILDING FOR DAVE EVANS CONSTRUCTION ) ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-56-04 The above-entitled design review application came before the Eagle Design Review Board for their action on July 8, 2004. The Eagle Design Review Board having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Dave Evans Construction, represented by Tim Scharff, is requesting design review approval to construct a 4,590-square foot multi-tenant medicaVdental office building. The site is located on the southwest corner of East Shore Drive and Bridgeway Place at 325 East Shore Drive within Eagle River Development (Lot 10, Block 4, Mixed Use Subdivision No.3). B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on May 6, 2004. C. NOTICE OF AGENCIES' REVIEW: Requests for agencies' reviews were transmitted on June 23, 2004, in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On January 25, 2000, the Eagle City Council approved a rezone (RZ-2-98) with a development agreement (including a concept plan) for this site. On April 24, 2001, the Eagle City Council approved a preliminary plat (PP-14-00) for this site. On May 8, 2001, the Eagle City Council approved a final plat (FP-13-0l) for this site. On November 7, 2001, the Eagle City Council approved a combined preliminary and final plat (PPIFP-I-Ol) for this site. E. COMPANION APPLICATIONS: DR-57-04 (design review sign application) Page 1 of 10 K:\P1aoning DeptlEagle App1icatiouslDr\200'.\DR-56-04 dIf.OOc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle River development agreement) Development Proposed No Change No Change MedicallDental()nfice North of site Mixed Use MU-DA (Mixed Use with East Shore Drive/ proposed St. development agreement) Alphonsus Regional Medical Center South of site Mixed Use MU-DA (Mixed Use with Vacant lot within Eagle River development agreement) Development East of site Mixed Use MU-DA (Mixed Use with Bridgeway Place/ Vacant lot development agreement) within Eagle River Development West of site Mixed Use MU-DA (Mixed Use with Proposed restaurant facility development agreement) within Eagle River Development G. DESIGN REVIEW OVERLA Y DISTRICT: Not in the DDA, TDA or CEDA. H. EXISTING SITE CHARACTERISTICS: There are street trees located along East Shore Drive. I. SITE DESIGN INFORMATION: Site Data Proposed Required Total Acreage of Site 20,692-square feet (0.47 -acres) 7,000-square feet (0.16-acres) (minimum) Percentage of Site Devoted to 22% (approximately) 50% (maximum) Building Coverage Percentage of Site Devoted to 39% (approximately) 10% (minimum) Landscaping Number of Parking Spaces 21-parking spaces 21-parking spaces (minimum)* Front Setback 3 I-feet (north) 20-feet (minimum) Rear Setback 46-feet (south) 20-feet (minimum) Side Setback 29-feet (east) 20-feet (minimum) Side Setback 46-feet (west) 7.5-feet (minimum) * Note: Based on 2.340-square feet used for medicalldental office which requires 1 parking space per 2oo-square feet of Page 2 of 10 K:\P1aoning Dept\Eag1e ApplicationslDr\2004\DR-56-04 drf.OOc gross floor area and 2,250-square feet used for business/professional office which requires 1 parking space per 250-square feet of gross floor area. J. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One building to be used for medical/dental uses. Height and Number of Stories of Proposed Buildings: 22 W high, one story. Gross Floor Area of Proposed Buildings: 4,590-square feet On and Off-Site Circulation: An 8,041-square foot (approximately) paved parking lot provides parking for vehicles using this site. One 24-foot wide shared driveway is to be located on the north side of this site on the west property line providing access to East Shore Drive. One 28-foot wide shared driveway is to be located on the east side of this site on the south property line providing access to South Bridgeway Place. K. BUILDING DESIGN FEATURES: Roof: Concrete roof tiles (Charcoal Brown Blend Brushed) Walls: Cultured stone (80% Bucks County Southern Ledgestone, 20% Bucks County Dressed Fieldstone), Stucco (Latter) WindowsIDoors: Vinyl windows (almond), Aluminum doors (black) Fascia/Trim: Stucco (Kaffee) Other: Soffit (wicker), Accent Hardy Shingles (Hopsack) L. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are no existing trees. Tree Replacement Calculations: N/ A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board Street Trees: The street trees along East Shore Drive where installed by the developer of Eagle River Development. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/ A Parking Lot Landscaping: a. Perimeter Landscaping: Continuous landscaping has not been proposed around the perimeter of the parking lot because this site will be integrated with the surrounding properties providing cross access between parcels. b. Interior Landscaping: 8% interior landscaping is required, 6% is proposed. M. TRASH ENCLOSURES: One 120-square foot trash enclosure is to be located near the northwest corner of this site Page 3 of 10 K:\P1aoning Dept\Eag1e App1icatk-,.,IDr\2004\DR-56-04 drfOOc approximately 65-feet south of the driveway on East Shore Drive. The enclosure is to be constructed of CMU walls with stucco finish and cultured stone wainscoting with metal gates, all of which will match the colors and materials proposed in the construction of the restaurant facility proposed to the west of this site. N. MECHANICAL UNITS: The applicant is to use ground mounted mechanical units. The ground mounted mechanical units are to be screened with landscaping. No roof-top mechanical units are proposed with this application and none are approved. O. OUTDOOR LIGHTING: Two (2) single headed 250-watt high pressure sodium light fixture are to be located within the parking lot of this site. Other than recessed building lighting no exterior building lighting is proposed with this application. P. SIGNAGE: No signs are proposed with this application. A separate design review application (DR-57-04) has been submitted for the approval of a master sign plan. Q. PUBLIC SERVICES AVAILABLE: Preliminary approval letters from the Eagle Fire Department and Eagle Sewer District have been received by the City. A water service approval has not been received to date. Approval of the water company having jurisdiction will be required prior to issuance of a building permit. R. PUBLIC USES PROPOSED: None S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists T. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern - Yes, Boise River Floodplain Note: all floodplain and flood way concerns were addressed by the applicant as a part of the Eagle River Preliminary Plat application, the Mixed Use Subdivision No. I final plat application, and associated floodplain development permit application. Evidence of Erosion - no Fish Habitat - no Floodplain - yes, entire site is located within the Boise River floodplain (see comments under Areas of Critical Environmental Concern above). Mature Trees - no Riparian Vegetation - no Steep Slopes - no Stream/Creek - no Unique Animal Life - no Unique Plant Life - no Unstable Soils - no Wildlife Habitat - no U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): An environmental assessment plan was previously submitted to and reviewed by the City Engineer Page 4 of 10 K:\P1aoning DeptlEagle ApplicatiouslDr\2004\DR-56-04 drf.LIoc with the preliminary plat (Eagle River Development). A copy of the environmental assessment plan is on file with the City Engineer. V. AGENCY RESPONSES: The following agencies have responded and their correspondence is incorporated herein by reference. Comments, which appear to be of special concern, are noted below: Ada County Highway District Eagle Fire Department Eagle Sewer District W. LETTERS FROM THE PUBLIC: Letter from John Swartz, Construction Manager for Eagle River Development, date stamped by the City on May 6, 2004 (incorporated herein by reference). Letter from Keith Adkins, City Forester, dated May 27,2004 (incorporated herein by reference). STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . The Comprehensive Plan Land Use Map designates this site as Mixed Use. B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: . Section 8-2A-6(B)(5)(c) Roof-mounted mechanicals all vents protruding through the roof and similar features shall be painted so as to match the color of the roof. . Section 8-2A-7(K)(3) Parking Lot Perimeter Landscaping: Perimeter landscaping requirements define parking areas and prevent two (2) adjacent lots from becoming one large expanse of paving. This requirement does not hinder the ability to provide vehicular access between lots. a. Provide a minimum five foot (5') wide perimeter landscaped strip between the property lines and the parking lot, and plant with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter. Section 8-2A-7(K)(4) . Calculated Amount: Interior parking lot landscaping shall be required on any parking lot with ten (10) spaces and above. The required amount of landscaping is based on a sliding scale, as follows: Total Number Of Spaces 10 - 20 Percent Of Total Area Of A Lot That Must Be An Interior Landscaped Area 5 percent 8 percent 10 percent 21-50 51 + Page 5 of 10 K:\P1anning Dept\Eag1e App1icatiouslDr\2004\DR-56-04 drf.OOc C. DISCUSSION: . The applicant has not proposed continuous landscaping around the perimeter of the parking lot because this site will be integrated with the surrounding properties providing cross access between parcels. Per Eagle City Code, a minimum five foot (5') wide perimeter landscaped strip is required between the property lines and the parking lot and should be planted with a minimum of one shade tree and five (5) shrubs per thirty five (35) linear feet of perimeter. It is staff's opinion that because this site will be integrated with the surrounding properties providing cross access between parcels and because the landscape buffer requirements of Eagle City Code and the design guidelines of Eagle River Development require extensive landscaping to buffer the parking lot from the public right-of-way that the applicant should not be required to provide a perimeter landscape strip on the south and west property lines. The site and landscape plans date stamped by the City on May 27, 2004, and May 6, 2004, respectively, show six percent (6%) landscaping to be located within the parking lot of this site. Per Eagle City Code, a parking lot with twenty-one to fifty (21 - 50) parking spaces is required to provide a minimum of eight percent (8%) interior landscaping within the parking lot. The applicant should be required to provide a revised landscape plan showing a minimum of eight percent (8%) interior landscaping within the parking lot. The revised landscape plan should be reviewed and approved by staff prior to the City issuing a zoning certificate for this site. . . The applicant is proposing to construct twenty one (21) parking spaces with the construction of this building. The applicant has indicated that 2,340-square feet of this building will be used for medical/dental offices which require one parking space per two hundred (200) square feet of gross floor area. The remaining 2,250-square feet of this building is required to be of a use that requires one parking space per two hundred-fifty (250) square feet of gross floor area. Staff defers comment regarding building design and colors to the Design Review Board. . STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT: Based upon the information provided to staff to date, staff recommends approval with the site specific conditions of approval and the standard conditions of approval provided within the staff report. PUBLIC MEETING OF THE BOARD: A. A meeting was held on the application before the Design Review Board on July 8, 2004, at which time the Board made their decision. B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one. C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not including the applicant/representative). BOARD DECISION: The Board voted 5 to 0 (McCullough and Stanger absent) to approve DR-56-O4 for a design review application to construct a multi-tenant medical/dental office for Dave Evans Construction, with the following staff recommended site specific conditions of approval and standard conditions of approval with text shown with strike thru to be deleted by the Board and text shown with underline to be added by the Board. SITE SPECIFIC CONDITIONS OF APPROV AL: 1. Provide a revised site and landscape plan showing the installation of a bike rack and other pedestrian amenities. Detailed cut sheets showing the style and color shall be provided to the City. The revised site and landscape plans and detailed cut sheets shall be reviewed and approved by staff prior to the Page 6 of 10 K:\Planning Dept\Eag1e ApplicatiouslDr\2004\DR-56-04 drf.LIoc City issuing a zoning certificate for this site. 2. Provide revised site and landscape plans showing a sidewalk connection between the sidewalk abutting East Shore Drive and the sidewalk located on the west side of the building. The revised site and landscape plans shall be reviewed and approved by staff prior to the City issuing a zoning certificate for this site. 3, Provide a revised landscape plan showing street trees planted within the five foot (5') wide planter strip between the back of curb on Bridgeway Place and the five foot (5') wide sidewalk. Two (2) flowering trees shall be planted between the building and the back of sidewalk. The revised landscape plan shall be reviewed and approved by staff prior to the City issuing a zoning certificate for this site. 4. Pr{)yiEle a r-øviseEllaÐèsøape plaB Shov..ïBg a Hl:ÌBilHli1H of eight pøreeBt (8%) iBærior laBElsøaf)iag withiÐ t,}¡e f)arkiÐg lot. TÀe reviseEllaBàsøape f)laÐ shall Be Fevie'..¡eEl aBEl a¡3f)fÐveEl BY staff f)rier te tHe City issliiBg a z9BiBg øertifiøate fer this site. 5. This building shall be limited to 2,340-square feet of medicaVdental office use. The remaining 2,250- square feet of gross floor area shall be limited to a use requiring one parking space per two hundred- fifty (250) square feet of building, per Eagle City Code. 6. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer. 7. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to issuance of a building permit. 8. No signs are proposed with this application. A separate design review application (DR-57-04) has been submitted for the approval of a master sign plan for this building. The master sign plan shall be reviewed and approved prior to the City issuing a zoning certificate for this site. 9. Provide revised elevation plans showing the location of all gutters and downspouts. The gutters and downspouts shall be painted to blend with the colors of the building. The revised elevation plans shall be reviewed and approved by staff prior to the City issuing a zoning certificate for this site. 10. Provide color samples of the vinyl windows and the granite tile accents (proposed in the gable ends of the root). The color samples shall be reviewed and approved by staff and one member of the Design Review Board prior to the City issuing a zoning certificate for this site. STANDARD CONDITIONS OF APPROVAL: I. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior issuance of any building permits or Certificate of Occupancy, whichever occurs flISt. 3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured prior to issuance of building permit or Certificate of Occupancy, whichever occurs first. 4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. 50 Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project Page 7 of 10 K:\P1aoning Dept\Eag1e App1ica:iouslDr\2OO4\DR-56-04 drf.doc for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs fIrst. 6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the letter. 7. The applicant shall submit plans and calculations prepared by a registered professional engineer to handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall be submitted to the City Engineer for review and approval prior to issuance of any building permits or Certificate of Occupancy, whichever occurs fIrst. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no runoff shall cross any lot line onto another lot except within a drainage easement. All design and calculations shall meet the requirements of Ada County Highway District. Construction of the storm drain disposal system shall be complete before an occupancy permit is issued. 8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (I) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs fIrst. 9. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy, whichever occurs fIrSt. All construction shall comply with the City's specifications and standards. The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs fIrst. The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy. 10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City Engineer. All construction shall comply with the City's specifications and standards. Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining property. 11. The parking area shall be paved and shall be maintained in good condition without holes and free of all dust, trash, weeds and other debris. 12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Page 8 of 10 K:\P1aoning Dept\Eag1e ApplicatiouslDr\2004\DR-56-04 drf.OOc Fire Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the Eagle Fire Department officials: a. "The applicant has made arrangements to comply with all requirements of the Fire Department." b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire Department prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fIfe area in excess of 3,600 square feet, and 1,500 gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the Eagle Fire Department prior to issuance of any building permits or certificate of Occupancy, whichever occurs fIfSt. d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 15. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable) prior to issuance of a building permit or Certificate of Occupancy, whichever occurs fIfSt. 16. The applicant shall obtain written approval of the development relative to the effects of the Boise River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or Certificate of Occupancy, whichever occurs flfSt. 17. The applicant shall obtain approval ofthe development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first. 18. Basements in the flood plain are prohibited. 19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. 20. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission for review and approval. 21. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 22. Any modification of the approved design review plans, including, but not limited to building design, location and details, landscaping, parking, and circulation, must be approved prior to construction! installation of such changes. Failure to do so may result in the requirement to modify the project to Page 9 of 10 K:\P1aoning DeptlEagle App1icatiouslDr\2004\DR-56-04 drf.doc comply with the approved design review and/or result in the inability to issue a final approval for occupancy of this project. 23. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the City of Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 24. Approval of any Design Review shall expire without notice to the applicant on the date of expiration of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code (one year from the Design Review Board approval date). 25. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened from view with the use of landscaping (top of the fixture shall be no higher than the surrounding landscaping). The light source itself shall otherwise be screened as provided for within Eagle City Code. 26. The City's actions on the application does not grant the applicant any appropriation of water or interference with existing water rights. The applicant indemnifies and holds the City harmless for any and all water rights, claims in any way associated with this application. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on May 6, 2004. 2. Requests for agencies' reviews were transmitted on June 23, 2004, in requirements of the Eagle City Code. accordance with the 3. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-56-O4) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review Overlay District, and based upon the information provided with the conditions required herein, concludes that the proposed design review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan. 4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3, for the MU-DA (Mixed Use with development agreement) zoning district. DATED this 22nd day of July 2004. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada Count, Idaho "~"""""'" ~...." f BAG I", ~" 4. 0 ........l....s- "'.. ,:> ~ J1I' .." i,.~.. 1l0RAl'<9'... '" : "': o~ ~ . ~ : ,.e; - " : : -. -.. : ~ " ';, i.::: : -:,ir, c\,p".C. .. .~'" "".. "" :: ~ .. C' .<' M -""" .:- ~ -f'> ..0",""."., - "~ '.."",':>" ...,." \ ,,' '....':.<11',(\".< "'" E) ",. "",....." ATTEST: Page 10 of 10 K:\P1aoning Dept\Eag1e Applicatio.slDr\2OO4\DR-51K14 drf.OOc