Findings - DR - 2007 - DR-32-03 MOD2 - Modify Exterior Building Elevations Of Eagle Center Shopping Center
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW TO MODIFY THE EXTERIOR )
BUILDING ELEVATIONS OF THE EAGLE CENTER )
SHOPPING CENTER FOR KEN FRIEDMAN )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-32-03 MOD2
The above-entitled design review application came before the Eagle Design Review Board for their action
on June 14, 2007. The 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:
Ken Friedman, represented by Paul MacDonald, AlA, is requesting design review approval to
modify the exterior building elevations of the Eagle Center Shopping Center multi-tenant building.
The site is located on the south side of East State Street approximately 500-feet west of Palmetto
A venue at 601 - 625 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 9,2007.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on May 21, 2007, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 27,2002, the Eagle City Council approved a lot split application for the Eagle Center
Shopping Center (LS-2-02).
On July 10, 2003, Eagle City staff approved a design review application to modify the exterior
paint color of the Eagle Center Shopping Center (DR-32-03).
On May 10, 2004, Eagle City staff approved a design review application to modify the exterior
paint color of the Eagle Center Shopping Center (DR-32-03 MOD).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMPPLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Central Business District CBD (Central Business Retail/Restaurant
District)
Proposed No Change No Change No Change
North of site Central Business District CBD (Central Business Bank and Library
District)
South of site Central Business District CBD (Central Business Mobile Home Park
District)
East of site Central Business District CBD (Central Business Vacant lot within
District) Periwinkle Subdivision
West of site Central Business District CBD (Central Business Retail/Office
District)
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located within the CEDA (Community Entry
Development Area).
H. EXISTING SITE CHARACTERISTICS: There is an existing 13,480-square foot retail/restaurant
building with associated parking.
I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 49,069-square feet (I.I26-acres) 500-square feet (O.OI-acres)
Percentage of Site Devoted to 27% (approximately) 20% (minimum) *
Building Coverage 85% (maximum) *
Percentage of Site Devoted to 24% (approximately) 10% (minimum)
Landscaping
Number of Parking Spaces 56-parking spaces 54-parking spaces (minimum)
Front Setback 68-feet (north) 20-feet (minimum) *
Rear Setback 28-feet (south) O-feet (minimum)
Side Setback 13 - feet (east) 10-feet (minimum) *
Side Setback 24-feet (west) 1 O-feet (minimum) *
* Note: Lot coverage and setbacks required within the CEDA.
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J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Existing Buildings: One building which is used as a retail and restaurant facility.
Height and Number of Stories of Existing Buildings: 26-feet, one story.
Gross Floor Area of Existing Buildings: 13,480-square feet.
On and Off-Site Circulation:
A 24,050-square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 23-foot wide driveway is located on the north side of this site approximately 58-feet
west of the east property line providing access to East State Street. One 32-foot wide shared
driveway is located on the west property line providing access to East State Street.
K. BUILDING DESIGN FEATURES:
Roof: Metal (Copper Metallic)
Walls: James Hardie Siding (Woodstock Brown), Stucco (Woodstock Brown)
Windows/Doors: Dark Brown Premium Exterior Stain Solventbome
Fascia/Trim: Wood timbers
Other: Cultured stone columns (Aspen Country Ledgestone)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: All existing landscaping is to be protected
and retained.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: Already exist along East State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping: N/ A
M. TRASH ENCLOSURES:
There is no trash enclosure on this site.
N. MECHANICAL UNITS:
There are existing ground mounted mechanical units located on the south side of the building that
are to remain. The applicant indicates that the existing units are to be screened, however, they do
not indicated how or with what materials the units are to be screened with.
O. OUTDOOR LIGHTING:
A building lighting plan showing location, height, and wattage is required to be reviewed and
approved by the Design Review Board prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
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the approval of any signs.
Q. PUBLIC SERVICES A V AILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire Department, and
Eagle Sewer District have been received by the City. A water service approval has not been
received to date. Approval ofthe 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 - 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 - unknown
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:
Central District Health
Chevron Pipeline
Eagle Fire Department
Eagle Sewer District
W. LETTERS FROM THE PUBLIC: None received to date.
W. LETTERS FROM THE PUBLIC: None received to date.
ST AFF 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.
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B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Eagle City Code Section 8-2A-I
This article applies to all proposed development located within the design review overlay
district which shall include the entire city limits, and any land annexed into the city after the
date of adoption hereof. Such development includes, but is not limited to, new commercial,
industrial, institutional, office, multi-family residential projects, signs, common areas,
subdivision signage, proposed conversions, proposed changes in land use and/or building use,
exterior remodeling or repainting with a color different than what is existing, exterior
restoration, and enlargement or expansion of existing buildings, signs or sites, and requires the
submittal of a design review application pursuant to this article and fee as prescribed from
time to time by the city council.
. Eagle City Code Section 8-2A-6 (A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
. Eagle City Code Section 8-2A-6 (E)(3)
Setbacks And Lot Coverage: To the extent the setback and lot coverage requirements set forth
below conflict with section 8-2-4 of this chapter, the setback requirements below shall control.
a. Front building setbacks from the property line shall be twenty feet (20') minimum.
b. Side building setbacks shall be ten feet (10') minimum.
c. Front and street side setbacks shall be for pedestrian amenities and the city encourages
joint efforts between adjoining property owners. Suggested amenities include: public art,
landscape treatment, seating, flowers/shrubs/all tree displays in movable planters, outdoor
dining, plazas, streetscape extension and bike racks.
d. 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.
. Eagle City Code Section 8-2A-6 (E)(4)
Parking:
a. Continuous front parking areas (off street) along State Street and Eagle Road not
permitted.
b. Limited direct access to parking areas from State Street or Eagle Road is allowed.
c. Shared drive access points to parking shall be used wherever possible.
d. On street parking is prohibited on Eagle Road.
. Eagle City Code Section 8-4-4-2(A)(2)
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Any lights used to illuminate a site shall be arranged to reflect the light away from the
adjoining property.
. Eagle City Code Section 8-4-4-2(A)(3)
Except as noted in subsection A4 of this section, all site lighting shall be recessed or shielded
to direct all light downward and the source of the light (including the lamp and any nonopaque
material/lens covering the lamp) shall not be directly visible by a person of average height
standing on the property line of any public right of way, or any private street, or on the
property line of any residentially zoned parcel of land or parcel of land used for residential
purposes.
C. DISCUSSION:
. The applicant is proposing to improve the exterior appearance of the Eagle Center Shopping
Center. The rest of the site and landscaping is not being reviewed with this application. Because
there were structural elements being added to the falYade of this building, staff recommended that
this application be reviewed and approved by the Design Review Board and City Council. The
applicant's representative indicates that the modified elevations will be similar to the Craftsman
style architecture. New hard i-board siding, copper roof, stone clad columns, major timber
elements, and roof structures will enhance the look of this building. Currently the parapet wall on
the north building elevation undulates up and down. The applicant is proposing to build up the
parapet walls to provide one consistent falYade while providing additional screening for existing
roof mounted mechanical, hoods, vents, etc.
. There are existing ground mounted mechanical units located on the south side of the building that
are to remain. The applicant indicates that the existing units are to be screened, however, they do
not indicated how or with what materials the units are to be screened with. The applicant should
be required to provide a revised elevation plan showing the location, materials, colors, etc. to be
used to screen the ground mounted mechanical units located on the south side of the building. The
revised elevation plan should 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.
. Currently the tenants have individual trash totes located along the south side of the building and/or
there are a couple large trash receptacles located along the south property line of this site. While
staff recognizes that this application is to review the modification to the building fa9ade, it is
staffs opinion that at a minimum some type of enclosure be constructed around the large trash
receptacles located near the south property line. Staff recognizes that the availability of water in
this location may not exists and recommends that the requirement to provide a five foot (5') wide
landscape buffer around the enclosure(s) be deferred until the entire site is redeveloped in the
future. The smaller individual trash totes should be incorporated into the areas that are to be
created by screening the ground mounted mechanical units on the south side of the building. The
applicant should be required to provide a revised site plan indicating the location of all trash
receptacles and individual trash totes. Detailed elevations showing the materials, colors, height,
etc. to be used to screen the receptacles and totes should be provided to the City. The revised site
and detailed elevations should 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.
. The revised elevations and application do not address what the applicant is proposing to do with
the non conforming lights that exist under the canopy on the north building elevations or the east,
west, and south building elevations. Since the front fa9ade of the building is going to be
completely remodeled, staff would presume that those lights are to be removed. The lights on the
east, west, and south building elevations do not comply with Eagle City Code, which required that
the lamp and lens of any light fixtures be completely screened from view. The applicant should be
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required to provide revised building elevations indicating the location and height of any proposed
light fixtures to be installed on this building. Detailed cut sheets showing the style, color, wattage,
luminaries to be used to illuminate the building should be submitted to the City. The revised
building elevations and detailed cut sheets should 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.
. 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 June 14, 2007, 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 6 to 0 (MacDonald abstained) to approve DR-32-03 MOD2 for a design review
application to modify the exterior building elevations of the Eagle Center Shopping Center for Ken
Friedman, with the following staff recommended site specific conditions of approval and standard
conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a revised ele'lation plan showing tHe loeation, materials, eolors, ete. to be I:Ised to sereen tHe
grol:ll'ld ffiel:lntee meeHaRieall:lnits loeated on tHe sel:lth side 0fthe btlilding. The re\'ised elevation plaR
shall be re':iewed aRa approved by staff and ene member of the Design Re':iew Boara prier to the City
issl:ling a zoning eertifieate f-or this site.
2. Provide a revised site and elevation plan~ indicating the location of the two all trash receptacles. The
five foot (5') wide by six foot (6') high landscape buffer shall not be required at this time. aR6
individual trash totes. Detailea ele'.'ations showing the materials, eolClfs, heigkt, eta. te be I:Ised to
screen the reeeptaeles aRd t0tes sHall Be provided to the City. The revised site and detailed elevations
plans 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.
3. Provide revised building elevations indicating the location and height of any proposed light fixtures to
be installed on this building. Detailed cut sheets showing the style, color, wattage, luminaries to be
used to illuminate the building shall be submitted to the City. The revised building elevations and
detailed cut sheets 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.
4. Paint all electrical meters, phone boxes, etc. located on the buildings to match the color of the
buildings.
5. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
6. Sl:lbmit $400.00 to the City, at the time efbl:lileing permit sl:lbmittal, for all Engineering fees inel:lrred
for reviewiAg tkis projeet.
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7. The applieaftt sHallee r-equired to eOfRply with any applieable eoftditiefts plaeea eft tHis ap19lieation by
tHe City Engineer.
S. Submit $150.00 to the City, at the time ofBuilding permit submittal, f-or the PlanRiftg and Zoniftg plan
re'nevI.
9. No signs are proposed with this application. A separate design review application shall be submitted
for the approval of a signs within this development.
10. All individual trash totes shall be consistent in size and color and located neatly against the building.
11. Provide a material sample of the stone to be used on the columns of the building. The stone sample
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:
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 shaIl 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.
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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
Fire Department for approval. An approval letter from the Eagle Fire Department shaIl 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 ofthe 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 (Le.; 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 Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
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14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development 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 shaIl 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
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 specificaIly approved by the City
Council.
20. New plans, which incorporate any required changes, shaIl be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council 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/
instaIlation 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 ofthis application,
shaIl 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 City Council approval date).
25. AIl ground-mounted accent lighting fixtures and monument sign lighting fixtures shaIl be screened
from view with the use oflandscaping (top ofthe 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.
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CONCLUSIONS OF LAW:
I. The application for this item was received by the City of Eagle on May 9,2007.
2. Requests for agencies' reviews were transmitted on May 21, 2007, 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-32-03 MOD2) 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 CBD (central business district) zoning district.
DA TED this 14th day of June 2007.
ATTEST:
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