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Findings - DR - 2010 - DR-12-10 - Master Sign Plan For Three Oaks Plaza BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR ) A DESIGN REVIEW FOR A MASTER SIGN ) PLAN FOR THREE OAKS PLAZA ) FOR COTTONWOOD CAPITAL LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-12-10 The above-entitled design review application came before the Eagle Design Review Board for their consideration on June 10, 2010. The Design Review Board continued the item to June 24, 2010, at which time the Board made their decision. The Eagle Design Review Board having heard and taken oral and written testimony, and having duly considered the malter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: Cottonwood Capital LLC, represented by Cindy Huebert with BRS Architects, is requesting design review approval for a master sign plan for Three Oaks Plaza. The 3.64-acre site is located on the west side of South Eagle Road approximat(~ly 370-feet north of State Highway 44 at 265 South Eagle Road. B. APPLICA TION SUBMITTAL: The City of Eagle received the application for this item on May 11, 2010. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On November 18, 2008, the Eagle City Council approved a design review application for the common area landscaping within Three Oaks Plaza, including a Walgreens Store (DR-58-08). On November 18, 2009, the Eagle City Council approved a design review sign application for Walgreens signage (DR-59-08). D. COMPANION APPLICATIONS: None E. ZONING DESIGNATION: CBD-DA (central business district with development agreement) Page 1 of 11 K:\Planning DepllEagle ApplicalionslDr\20 I OIDR-12..1 0 Three Oak Plaza MSP drf.doc F. SIGNAGE: U 1- enan onumen Ign Sign Data Proposed Required Sign Dimensions 15' high x 10' wide 8' high (maximum) Area of Signage l02-square feet total 50-square feet (maximum) 82-square feet main sign area 20-square feet (maximum) for 20-square feet reader board area reader board area (included in over all square footage allowed for the sign) DIumination 100 watt HPS ground mounted light fixtures Interior-illumination prohibited Sign Landscaping 340-square feet (approximately) 200-square feet (minimum) M It' t tM t S' Si n Data Wal reens Monument Si Pro osed Re uired Si n Dimensions 6' hi h x 10' wide 6' hi h (maximum)* 22 Y2-S uare feet 50-s uare feet (maximum)* 100 watt HPS ground mounted Ii ht fixtures Interior- illumination rohibited I 26-square feet (minimum) Area of Si na e DIumination Si n Data Existin Zamzows Monument Si n Pro osed 15'hihxI2Y2'wide 100-s uare feet Existin round mounted Ii ht fixtures Re uired Si n Dimensions No Change 15' hi h maximum) 100-s uare feet (maximum) Interior-illumination rohibited Existing Area of Si na e DIumination G. SIGN MATERIALS: Sheet metal in alternating colors is proposed to be used for the base and gable of the monument signs. A metal roof is proposed on the I5-foot high monument sign. Plexi-glass panels are proposed to be used for tenant panels. H. AGENCY RESPONSES: None I. LETTERS FROM THE PUBLIC: None received to date STAFF ANALYSIS PROVIDED WITHIN THE ST AF]~ REPORT: A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: · Protect and enhance the small town character of the City by requiring signage which is creative and distinctive, compatible with its surroundings, and an integral component of the style and Page 2 of 11 K:\Planning DeptlEagle ApplicationslDr\201 OIDR-12-1 0 Three Oak Plaza MSP drf.doc character of the building to which it relates. B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: · Eagle City Code Section 8-2A-2(B) The general theme of the Design Review Overlay District is to specify desirable building and landscape architectural styles and materials to create a sustainable and pleasing environment for residents and visitors alike. The architectural designs, materials, and graphics set forth in this article are complied to create a theme unique to the area called "Eagle Architecture". · Eagle City Code Section 8-2A-6(A)(4) Signage for any project shall provide for business identification and minimize clutter and confusion on and off the site. · Eagle City Code Section 8-2A-6(A)(4)(c) Signs are to provide effective and necessary business identification systems adapted to the building design. · Eagle City Code Section 8-2A-6(A)(4)(e) The size, location, design, color, texture, lightJing, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features to insure that any such proposals do not detract from the function of, or design of, buildings, structures, surrounding properties, neighborhoods, or streets. · Eagle City Code Section 8-2A-8(B) DIRECTIONAL SIGN: A sign which foremost contains words such as "entrance", "enter", "exit", "in", "out", or other similar words or a sign containing arrows or characters indicating traffic directions and used either in conjunction with such words or separately. This sign shall not include business identification. READER BOARD: A sign or part of a sign on which the letters are readily replaceable such that the copy can be changed from time to time:. · Eagle City Code Section 8-2A-8(C)(l) Sign materials and overall appearance shall compliment the building architecture and colors as determined by the Design Review Board. · Eagle City Code Section 8-2A-8(C)(5)(b) Monument signs located within the TDA shall not exceed six feet (6') in height (including the solid base) measured from the centerline ofthe adjacent roadway or top of curb, if one exists. · Eagle City Code Section 8-2A-8(C)(5)(c) Monument signs located within the entire design review overlay district, excluding monument signs within the DDA, TDA, and "shopping centers" shall not exceed eight feet (8') in height (including the solid base) measured from the ce:nterline of the adjacent roadway or top of curb, if one exists. · Eagle City Code Section 8-2A-8(C)(5)(d) A freestanding single tenant building, not in a shopping center, shall be permitted to construct, erect and maintain one monument sign per street that it abuts to identify the business to which Page 3 of 11 K:\Planning DepllEagle ApplicalionslDr\201 OIDR-12-] 0 Three Oak Plaza MSP drf.doc it pertains. The exposed surface of any such sign shall not exceed fifty (50) square feet per exposed surface except that the exposed surface of any such sign within forty feet (40') of a building shall not exceed six feet (6') in height and thirty (30) square feet per exposed surface. A double faced monument sign is permitted. The minimum distance between any monument sign for an individual business, not in a shopping center, shall be one hundred feet (100'). No monument sign shall be any closer than twenty feet (20') from a monument or other fr,:;)estanding sign on an adjacent property. · Eagle City Code Section 8-2A-8(C)(5)(e) A "shopping center", as defined in section U -2 of this title shall be allowed one monument sign per street that it abuts, to identify the shopping center. If the shopping center has a single address, the address shall be located on the monument sign and shall be a size that is readable from the street. The height of any such sign, including the base to which it is attached, shall not exceed fifteen feet (15'). The surface area of any such sign shall not exceed one hundred (100) square feet per exposed surface, including any reader board sign or surface. Any freestanding single tenant building within a shopping center shall be permitted a monument sign. The height of any such sign, including the base to which it is attached, shall not exceed six feet (6'). The exposed surface of any such sign shall not exceed thirty (30) square feet per exposed surface. A double faced monument sign is permitted. The minimum distance between any monument sign within a shopping center shall be one hundred feet (100'). No monument sign shall be any closer than twenty feet (20') from a monument or other freestanding sign on an adjacent property. · Eagle City Code Section 8-2A-8(C)(6) Directional Signs: Directional signs for an individual business or within the boundaries of a shopping center are permitted only with the approval of the design review board. Directional signs shall be designed as monument style signs and shall be three feet (3') high maximum. Business identification is prohibited on directional signs. · Eagle City Code Section 8-2A-8(E) The design review board must find that any illuminated sign permitted under the specific regulations within this chapter is designed such that brightness levels are controlled to assure a soft, subtle effective light in accordance with other city regulations intended to create and maintain the Eagle Architecture theme. Illumination types, styles, and practices not listed herein shall be prohibited unless otherwise deemed by the Design Review Board and City Council to be consistent with the Eagle Architecture theme. · Eagle City Code Section 8-2A-8(G) Master Sign Plan: A developer who retains control over one or more structures or buildings intended for business occupancy in a shopping center site, minimall, multitenant commercial or industrial facility, or similar project shall submit a master sign plan to the design review board for approval. The master sign plan shall show sign colors, styles and locations of buildings, maximum size, illumination, and materials to be used. All signs in a master sign plan shall be in harmony with the adjacent and nearby building architecture and colors as determined by the design review board. Page 4 of 11 K:\Planning DeptlEagle ApplicationslDr\20 I OIDR-12-J 0 Three Oak Plaza MSP drfdoc · Eagle City Code Section 8-2A-8(I)(13) Off premises signs. No sign shall be permitted which is not related to the property upon which it is located, or to the activity being conducted thereon. · Eagle City Code Section 8-2A-8(K)(1) No signs shall be erected or maintained in any district as established by the Zoning Ordinance except those signs specifically enumerated in this Chapter. The number and area of signs as outlined in this Chapter are intended to be maximum standards which do not necessarily ensure architectural compatibility. Therefore, in addition to the enumerated standards, consideration shall be given to a sign's relationship to the overall appearance of the subject property as well as the surrounding communi~y. Compatible design, simplicity and sign effectiveness are to be used in establishing guidelines for sign approval. C. DISCUSSION: · The applicant is requesting design review approval of a master sign plan for Three Oaks Plaza which includes the construction of two (2) monument signs (one l5-foot high multi-tenant monument sign and one 6-foot high single tenant monument sign). The applicant is also requesting approval to place an eighteen (18) square foot Walgreens panel on the existing Zamzows monument sign located adjacent to State: Highway 44 and to place a fifteen (15) square foot Zamzows panel on the new multi-tenant monument sign on Eagle Road. The applicant is requesting a fifteen (15) foot high multi-tenant sign to be located near the southeast corner of the site. Per Eagle City Code, only shopping centers are permitted to have fifteen (15) foot high monument signs. This development is not considered a shopping center and thus would only be allowed an eight (8) foot high monument sign. The applicant should be required to provide revised elevation plans showing the height of the multi-tenant monument sign does not exceed eight (8) feet in height and the face of the sign does not exceed fifty (50) square feet. The revised elevation plans should be reviewed and approved by the Design Review Board prior to the issuance of a sign permit for this site. · The material proposed to be used in the construction of the two monument signs is sheet metal painted alternating colors to match the colors ofth(l building. A gable roof is proposed to be used on the fifteen (15) foot high multi-tenant monument sign, while the six (6) foot high monument sign is just a cabinet. On November 18, 2008, the Eagle City Council approved a Walgreens store (DR-58-08) for this site that was designed using thl:;) Prairie School style of architecture. Eldorado and Arriscraft stone and stucco with low pitched roofs with asphalt shingles were the materials proposed to be used in the construction of the building. It is staff's opinion that the proposed style of the monument signs and materials used in the construction of the signs do not complement the architectural style or materials proposed to be used in the construction of the building. The applicant should be required to provide revised elevation plans showing the monument signs to have a wider and deeper base using the same or similar materials proposed on the base of the building. The revised elevation plans should be reviewed and approved by the Design Review Board prior to the issuance of a sign permit for this site. · It appears that the applicant is not specifying a common background color to be used for the sign panels on the monument signs (Le.: WaIgreens is using a red background and Zamzows and future tenants are using a white background). Pursuant to past action by the Board and Council, the background of all the sign panels is required to be the same color, while allowing each tenant the flexibility of putting their logo and business identification on the panel in their corporate colors. The applicant should be required to provide a revised elevation plan showing the background color Page 5 of 11 K:\Planning DepllEagle ApplicalionslDr\201 OIDR-12-1 0 Three Oak Plaza MSP drf.doc to be the same color for all tenants. The revised e:levation plan should be reviewed and approved by staff prior to the issuance of a sign permit for this site. · The elevation plans date stamped by the City on May II, 2010, and May 20, 20 I 0, show the new multi-tenant monument sign to have a fifteen (15) square foot Zamzows panel located on it. An eighteen (18) square foot WaIgreens panel is proposed to be located on the existing monument sign located adjacent to State Highway 44 on the Zamzows monument sign. Per Eagle City Code, off premises signs are prohibited. The applicant should be required to provide revised elevation plans showing the Zamzows panel to be removed from the new multi-tenant monument sign. The revised elevation plans should be reviewed and approved by staff prior to the issuance of a sign permit for this site. The Walgreens sign panel is not permitted to be located on the Zamzows monument sign located adjacent to State Highway 44. · Staff recommends the following criteria for the "Three Oaks Plaza Master Sign Plan". Three Oaks Plaza Master Sign Plan This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non-conforming or unapproved signs must be removed or brought into conformance at the expense of the tenant. A. GENERAL APPROVAL REQUIREMENTS I. Each tenant shall be required to submit signage plans to the Three Oaks Plaza managing entity for written approval. A design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any proposed signs for City review and approval. All signs shall be in compliance with the criteria stated herein as well as Eagle City Code. In cases of any conflict between Eagle City Code and the criteria specified herein, the more restrictive requin~ments shall apply. 2. Each building within Three Oaks Plaza will be required to have a design review sign application submitted with the approval of the building elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or his representative and shall conform to all local building and electrical codes as well as the criteria set forth hereafter. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS: I. Single Tenant Monument Sign a) One single tenant monument sign is permitted for the Walgreens site. This sign shall be located a minimum of 100' away from any other monument signs within this development. b) The monument sign will be 6' high maximum with a sign area of 50-square feet maximum. Page 6 of 11 K:\Planning DeptlEagle ApplicarionslDr\201 OIDR-12-1 0 Three Oak Plaza MSP drf.doc c) The monument sign will be externally illuminated by two I OO-watt high pressure sodium ground mounted light fixtures (one on each side of the sign). 2. Multi-tenant Monument Sign a) One multi-tenant monument sign is permitted for the multi-tenant building. The multi-tenant monument sign is permitted to be located adjacent to Eagle Road. This sign shall be located a minimum of 100' away from any other monument signs within this development. b) The monument sign will be 8' high with a sign area of 50-square feet maximum. c) The monument sign will be externally illuminated by two 1 OO-watt high pressure sodium ground mounted light fixtures (one on each side of the sign). d) The background color of all tenant panels shall be cream or white. e) Tenants are permitted to use their font and logo on the monument sign in their corporate colors. C. MISCELLANEOUS REQUIREMENTS: 1. Any directional signage shall comply with Eagle City Code with regard to height, size, copy, style, etc. 2. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code. 3. Any signage on doors or windows shall comply with Eagle City Code. · Staff defers comment regarding design and color of all proposed signs 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 c:onditions of approval provided within the staff report. PUBLIC MEETING OF THE BOARD: A. A meeting to consider the application was held before the Design Review Board on June 24, 2010, 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 3 to 0 (Grubb, Barnes, Whittaker, Koci absent) to approve DR-12-I 0 for a design review application for a master sign plan for Three Oaks Plaza for Cottonwood Capital LLC, 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: I. The elevation plan dated stamped bv the City on June 28, 20 I 0, showing the multi-tenant monument sign to be fifteen OS) feet in height is approved. PJ:evKle re':ised elevation plans sho'Ning the height of the ml:llti tenaHt FHOnl:lFHent SigH does Hot exceed eight (8) f-cet iH height aHd the face of the sign does Page 7 of 11 KIPlanning DeptlEagle ApplicationslDr\20] OIJJR-12-1 0 Three Oak Plaza MSP drf.doc not exeeed fifty (50) sqUai'e feet. The re'/ised elevation plans shall be revie'Ned ead approved by the Design Revie','.' Board prior to the issuanee of a sign permit for this site. 2. Provide revised elevation plans showing the monument signs to have a wider and deeper base using the same or similar materials proposed on the base of the building. The revised elevation plans shall be reviewed and approved by staff and one member of the Design Review Board prior to the issuance of a sign permit for this site. 3. Provide a revised ele'/ation plan sho'Ning the baekground eolor to be the same eolor for all teaants. The re'/ised elevatioa plan shall be reyie'Ned and apprO':ed by staff prior to the issuanee of a sign permit for this site. 4. Provide revised elevation plans sho'l/ing the Zamzow,s panel to be removed from the ne':i multi teflant monument sign. The re'/ised elevation plans shall be reviewed and appro':ed by staff prior to the issuaaee of a sign permit for this site. 5. The 'NaIgreens sigH panel is Rot permitted to be loeated oa the Zam:zo'.vs monumeat siga loeated edjaeent to State Highway 11. 6. The following shall be the following criteria for the "Three Oaks Plaza Master Sign Plan". Three Oaks Plaza Master Sign Plan This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non-conforming or unapproved signs must be removed or brought into conformance at the expense of the tenant. A. GENERAL APPROVAL REQUIREMENTS 1. Each tenant shall be required to submit signage plans to the Three Oaks Plaza managing entity for written approval. A design review sign application, accompanied by the written approval ofthe managing entity, shall be submitted to the City for any proposed signs for City review and approval. All signs shall be in compliance with the criteria stated herein as well as Eagle City Code. In cases of any conflict between Eagle City Code and the criteria specified herein, the more restrictive requirements shall apply. 2. Each building within Three Oaks Plaza will be required to have a design review sign application submitted with the approval of the building elevations. 3. All permits for tenant's signs and their installation shall be obtained by tenant or his representative and shall conform to all local building and electrical codes as well as the criteria set forth hereafter. 4. All tenant signs shall be designed, constructed and installed at tenant's expense. 5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will be permitted. 6. All signs shall meet Underwriters Laboratories and National Electrical code requirements. B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS: I. Single Tenant Monument Sign a) One single tenant monument sign is permitted for the Walgreens site. This sign shall be located a minimum of 100' away from any other monument signs within this development. Page 8 of 11 K:\Planning DeptlEagle Applicalions\Dr\201 OIDR-12-] 0 Three Oak Plaza MSP drfdoc b) The monument sign will be 7' 8" 6-'- high maximum with a sign area ofn...w-square feet maximum. c) The monument sign will be externally illuminated by two 100-watt high pressure sodium ground mounted light fixtures (one on each side of the sign). 2. Multi-tenant Monument Sign a) One multi-tenant monument sign is permitted for the multi-tenant building. The multi-tenant monument sign is permitted to be located adjacent to Eagle Road. This sign shall be located a minimum of 100' away from any other monument signs within this development. b) The monument sign will be lL8-'- high with a sign area of 100 .w-square feet maximum (which includes the reader board area). c) The monument sign will be externally illuminated by two I OO-watt high pressure sodium ground mounted light fixtures (one on each side of the sign). d) The background color of all tenant panels shall be cream or white with the exception of the Walgreens background which is permitted to be red. e) Tenants are permitted to use their font and logo on the monument sign in their corporate colors. C. MISCELLANEOUS REQUIREMENTS: I. Any directional signage shall comply with Eagle City Code with regard to height, size, copy, style, etc. 2. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code. 3. Any signage on doors or windows shall comply with Eagle City Code. 7. A sign permit is required prior to the installation of any signs on this site. 8. Provide a revised elevation plan showing the single tenant monument sign to have a gable roof and the design to be consistent with the multi-tenant monument sign. The revised elevation plan shall be reviewed and approved by staff and one member of the: Design Review Board prior to the issuance of a sign permit for this site. 9. Provide revised elevation plans showing the CMU proposed on the multi-tenant monument sign and the single tenant monument sign to be replaced with manufactured stone to match that which is proposed on the exterior of the building. The revised elevations shall show the fascia bands to be the same color as the standing seam roof on the building. The revised elevation plans shall be reviewed and approved bv staff and one member of the Design Review Board prior to the issuance of a sign permit for this site. STANDARD CONDITIONS OF APPROVAL: I. A building permit/zoning permit shall be required prior to construction of any sign which is not attached to a building with an active building permiit. 2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review, as stipulated in Eagle City Code (one year from the City Council approval date). 3. 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 City Page 9 of 11 K:\Planning DeptlEagle ApplicalionslDr\201 OIDR-12-] 0 Three Oak Plaza MSP drfdoc Council. 4. 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 the City Council for review and approval. 5. 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. 6. 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, TI::lgulations, 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. 7. Any modification of the approved design review plans 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 certificate of completion for this project. CONCLUSIONS OF LAW: 1. The application for this item was received by the City of Eagle on May II, 20 10. 2. The Board reviewed the particular facts and circumstances of this proposed design review application (DR-I2-10) 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. The Board recognizes that the height of the multi-tenant monument sign does not comply with Eagle City Code. It is the Boards opinion that because the location of the multi-tenant building was pushed further to the west, in order to retain the oak trees and to provide a drive aisle that provides cross access between this site and the sites to the north and south a unique situation exists. The Board recommends that the code section with regard to the height of the monument sign be suspended or relaxed to promote the future businesses in the multi-tenant retail/restaurant building. Because the owners of Zamzows and Three Oaks Plaza have worked together to provide pedestrian and vehicular interconnectivity between the two sites to provide a unique shopping experience, the Board recommends that Zamzows and Walgreens be allowed to place their tenant panel on the others monument sign. DA TED this 8th day of July 2010. DESIGN REVIEW BOARD OF THE CITY OF EAGLE ~d~O Eric R. Me Page 10 of 11 K:\Planning DepllEagle ApplicalionslDr\201 OIDR-12-] 0 Three Oak Plaza MSP drf.doc ATTEST: ",., .1" i./II..... .' G. ,.' ~A ILl: .... ..' 0<: ....... ..... ...... ~ ..- -.. .... ", .e O\l.A T I: .. .. '. :". ~ .-:. :~:Q;- ~:- : u. <) , _. . - · u · .....0 : : : ' ~\.J~: : -. x. ~....... -. ~. ~. - ~... ~ ...."'. ..,.. .. ,. e. I", "" .- ~ ~ ~ .... .. C'ORPO~.. "'''' .... ,# ....... ~.,. ," ........ Sl'A TE 0 "..' '" ", ',,'.......', Page 11 of 11 K:\Planning DepllEagle ApplicationslDr\20 I OIDR-12-1 0 Three Oak Plaza MSP drfdoc