Findings - DR - 2004 - DR-78-04 - Convert A 1400 Sq' Single Family Dwelling Into An Office Building/342 E Idaho Street
(~
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A
DESIGN REVIEW TO CONVERT A RESIDENCE INTO
AN OFFICE FOR MR. AND MRS. ROBERT KRESGE
)
)
)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-78-04
The above-entitled design review application came before the Eagle Design Review Board for their action
on August 12,2004. 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:
Mr. and Mrs. Robert Kresge, represented by James Gipson with James Gipson Associates, are
requesting design review approval to convert a 1 ,400-square foot single family dwelling into an
office building. The site is located on the north side of East Idaho Street approximately 1O0-feet
east of 2nd Street at 342 East Idaho Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 7, 2004.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 9, 2004, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS: None
E. COMPANION APPLICATIONS: DR-79-04 (design review sign application)
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNA TION
Existing Central Business District CBD (Central Business Residential dwelling
District)
Proposed No Change No Change Office
North of site Residential Four R-4 (Up to four dwelling units Residential dwelling
per acre)
South of site Central Business District CBD (Central Business Idaho Street/ Eagle City
District) Hall
East of site Central Business District CBD (Central Business Vacant
District)
West of site Central Business District CBD (Central Business Residential dwelling
District)
G.
DESIGN REVIEW OVERLAY DISTRICT: This site is located within the TDA (Transitional
Development Area).
H. EXISTING SITE CHARACTERISTICS: There are two buildings on this site, a single-family dwelling
and a shop building. There are eight (8) mature trees located on this site, which the applicant is to
protect and retain.
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1. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 14,282-square feet (0.33-acres) 500-square feet (0.0 I-acres -
minimum)
Percentage of Site Devoted to 17% (approximately) 20% (minimum)**
Building Coverage 85% (maximum)**
Percentage of Site Devoted to 68% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 6-parking spaces 7-parking spaces (minimum)
Front Setback 25-feet (south)* 10-feet (minimum)**
25-feet (maximum)**
Rear Setback 43-feet (north)* O-feet (minimum)
Side Setback 8 Y2-feet (west)* O-feet (minimum)**
lO-feet (maximum)**
Side Setback 31.feet (east)* O-feet (minimum)**
10-feet (maximum)**
*Note: Setbacks measured from the property line to the nearest building from the respective property line.
** Note: Building coverage and setbacks as required within the TDA.
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: Two existing buildings of which one will be used for an
office and the other for storage.
Height and Number of Stories of Proposed Buildings: Office building == 17 W, one story
Storage building == 17' , one story
Gross Floor Area of Proposed Buildings: Office building == 1,317 -square feet
Storage building == 1, 119-square feet
Total == 2,436-square feet
On and Off-Site Circulation:
A 3,792-square foot (approximately) parking area, of which 2,162-square feet (approximately) is
to be paved with asphalt and 1,630-square feet (approximately) is to be grass crete, for vehicles
using this site. One 12-foot wide driveway is to be located on the south side of this site
approximately 4-feet west of the east property line accessing Idaho Street.
K. BUILDING DESIGN FEATURES:
Roof: Architectural shingles
Walls: Hardboard siding
Windows/Doors: Vinyl frame
FascialTrim: Hardboard rake
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L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are eight (8) existing trees, of which
the applicant will protect and retain.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The applicant will install two (2) Flowering Pear trees to be planted adjacent to Idaho
Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping will be installed around the perimeter of the entire
parking lot for this site.
b. Interior Landscaping: 0% interior landscaping is required, 6% will be installed.
M. TRASH ENCLOSURES:
The applicant is to locate the trash tote within the storage building.
N. MECHANICAL UNITS:
The applicant is using ground mounted mechanical units. The ground mounted mechanical units
will be screened with a screen wall and landscaping.
O. OUTDOOR LIGHTING:
One (1) historic light fixture will be installed adjacent to Idaho Street. Six (6) bollard type light
fixtures will be installed along the walkways and plaza area on this site.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire Department,
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
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T. SPECIAL ON-SITE PEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain-no
Mature Trees - yes
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): Not
required
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
Central District Health
Eagle Fire Department
Eagle Sewer District
Idaho Power Company
United Water Company
W. LETTERS FROM THE PUBLIC:
Letter from Keith Atkins, City Forester, dated July 26,2004 (is 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 Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
.
Eagle City Code Section 8-2A-3
If any provision of this article is found to be in conflict with any other provision of any zoning,
building, fire safety or health ordinance or other provision of this code, the provision which
establishes the higher and/or more restrictive design standard shall prevail. However, in order
to foster rehabilitation of older districts and comply with unforeseen future needs of the
overlay districts, the city council may, at their discretion, suspend or relax some or all
requirements found in this code, if the city council determines a particular site, setting, or use
to be of historical significance.
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.
Eagle City Code Section 8-2A-6(A)(6)(g)(3)
Roof-mounted mechanicals all vents protruding through the roof and similar features shall be
painted so as to match the color of the roof.
.
Eagle City Code Section 8-2A-6(D)(2)(f)
Facade: All buildings shall include a "storefront" on the ground floor consisting of a minimum
of fifty percent (50%) glass. Floors above the main floor shall have a minimum of twenty five
percent (25%) glass.
.
Eagle City Code Section 8-2A-6(D)(3)(b)
Side building setbacks may be zero feet (0') so as to tie into adjoining structures or ten feet
(10') maximum where ties to adjoining structures are not desirable.
.
Eagle City Code Section 8-2A-6(D)(3)(f)
Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%) and
a maximum of eighty five percent (85%) in which case off site parking shall be provided for.
The minimum lot coverage requirement may be reduced by the council for the purpose of
providing adequate on site parking in accordance with provisions of this title for structures that
include residential uses on floors other than the ground floor.
.
Eagle City Code Section 8-2A-7(C)(2)
Damage During Construction: Existing trees or shrubs that are retained shall be protected from
damage to bark, branches, or roots during construction. Construction or excavation occurring
within the drip line of any public or private retained tree or shrub may severely damage the
tree or shrub. Any severely damaged tree or shrub shall be replaced in accordance with
subsection Cl of this section.
.
Eagle City Code Section 8-4-5
SCHEDULE OF PARKING REQUIRMENTS:
COMMERCIAL
Offices, business and professional
1 per 250 square feet of gross floor area
Storage (enclosed building and/or
fenced area)
1 per 1,000 square feet of gross storage
area
C. DISCUSSION:
.
Per Eagle City Code, the side building setback from the east property line is required to be a
minimum of zero feet (0') to a maximum of ten feet (10'). The existing side setback is thirty one
feet (31').
Per Eagle City Code, all buildings shall include a "storefront" on the ground floor consisting of a
minimum of fifty percent (50%) glass. The glass on the front (south) of this building is proposed
to be twenty three percent (23%).
Per Eagle City Code, the lot coverage by the footprint of the structure is required to be a minimum
of twenty percent (20%). The existing structures cover approximately seventeen percent (17%).
Per Eagle City Code Section 8-2A-3, in order to foster rehabilitation of older districts and comply
with unforeseen future needs of the overlay district, the City Council may, at their discretion,
suspend or relax some or all requirements found in this code, if the City Council determines a
particular site to be of historical significance. The location of this building is nestled in an area
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.
that may be considered unique due to the proximity to the downtown area and Heritage Park
located approximately four hundred fifty feet (450') to the southwest of the site. The City Council
on similar applications, determined that the Design Review Ordinance regarding setbacks,
percentage of glass on the front of a building, and the lot coverage was to apply to new structures
and additions, and that it was not the intent of the City to require existing structures to be rebuilt to
meet the setback, glazing, or lot coverage requirements. Per past action of the City Council,
setbacks and lot coverage for existing structures have been waived in order to maintain the
distinctive look of downtown Eagle. With regard to the percentage of glass on the front of the
building, this has been evaluated on a case by case basis to provide the maximum percentage of
glass on a building as possible while maintaining the characteristics of the building.
Per Eagle City Code, one (1) parking space per two hundred fifty (250) square feet of gross floor
area is required for offices and one (1) parking space per one thousand (1,000) square feet of gross
storage area is required for storage, the applicant is proposing six (6) parking spaces. The office
area is 1,317-square feet which requires 5.2-parking spaces and the storage area is 1,119-square
feet which requires 1. I-parking spaces for a total of seven (7) parking spaces required on site. In
staff's opinion, there is adequate room on this site to provide the required number of parking
spaces. However, the applicant is going to great efforts to protect and save the existing trees on
this site by trying to maintain ample distance from the base of the trees and not to construct any
parking areas within the drip line of these trees. It is staff's opinion that because the applicant is
saving the existing trees that a one (1) parking space reduction be permitted for this site.
.
Staff defers comment regarding building design and colors to the Design Review Board.
ST AFF 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 August 12, 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 4 to 0 (Bowen and Floegel absent) to approve DR-78-04 for a design review
application to convert a residence into an office for Mr. and Mrs. Robert Kresge, 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 APPROVAL:
1. All electrical and telephone service lines shall be installed underground. The utility poles and
overhead power and phone lines shall be removed and installed underground prior to issuance of a
certificate of occupancy for this building.
2. All roof vents protruding through the roof and similar features shall be painted to match the color of
the roof. The applicant shall be required to paint all roof vents and similar features protruding through
the roof with a color matching the color of the roof.
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3. A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk of
the tree or at the drip line of the tree whichever is furthest) to prevent any damage within the drip line
of the trees shall be submitted to the City. The construction fencing shall be installed prior to any
construction or demolition takes place on site or issuance of a zoning certificate. ^ cup or a dam shall
be bl:lÏlt withia the drip liRe of the tr-ee iB order to retaia water aad Ithe trees shall be watered on a
regular basis. No construction activity whatsoever shall take place within the drip line of the trees.
4. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to
issuance of a building permit.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. No signs are proposed with this application. A separate design review application (DR-79-03) has
been submitted for approval of a monument sign for this site.
7. The revised site and landscape plan date stamped by the City on August 12, 2004, is approved with the
following modifications:
Grass crete or other similar product shall be installed within the twelve foot (12') wide drive
aisle from the back of sidewalk adjacent to Idaho Street to the north approximately eight two
feet (82').
b. The finish grade elevation of the grass crete (or similar product) shall be designed to provide
for the least damage to the roots of the trees.
a.
Additional plant material with greater height and color variety shall be installed along the
north side of the storage building.
Provide revised site and landscape plans showing the above mentioned modifications to 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.
c.
8. Provide detailed cut sheets showing the style, color, size, etc. of all pedestrian amenities (i.e.: bike
rack, bollard light fixtures, benches, pots, etc.) The detailed cut sheets shall be reviewed and approved
by staff prior to the City issuing a zoning certificate for this site.
9. Provide a cash surety to the City in the amount of $450.00 for the cost and installation of the three inch
(3") Flowering Pear tree proposed to be located approximately fifteen feet (15') east of the west
property line adjacent to Idaho Street. The cash surety shall be submitted to the City prior to the City
issuing a zoning certificate for this site.
10. Provide detailed information showing the installation ofthe tree well proposed to be located
approximately fifteen feet (15') east of the west property line, adjacent to Idaho Street. The
information will detail how the grate will be installed and how the hole within the grate will be
concealed until such time that the street tree is ready to be installed in this location. The detailed
information shall be reviewed and approved by staff prior to the City issuing a zoning certificate for
this site.
11. The setbacks, lot coverage, and six (6) parking spaces shown on the site and landscape plans date
stamped by the City on August 12,2004, and the amount of glass shown on the south building
elevation plans date stamped by the City on July 7, 2004, are approved by the Design Review Board.
12. The Board accepts the proposed building colors as presented.
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STANDARD CONDITIONS OF APPROVAL:
1. 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 first.
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.
5. 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
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 (1) 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
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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
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 fIre 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 fIrst.
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 first.
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 first.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
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Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
IS. 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
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 July 7, 2004.
2. Requests for agencies' reviews were transmitted on July 9, 2004, in accordance with the requirements
of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-78-04) 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,
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for the CBD (Central Business District) zoning district.
DATED this 26th day of August 2004.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Adn ~o ;
ÁX:~
Eric R. McCullough, Chai n
ATTEST:
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