Findings - DR - 2018 - DR-36-18 - Mixed Use Building (Four Residential Unites And Two Office Units)BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MIXED
USE BUILDING (FOUR RESIDENTIAL UNITS
AND TWO OFFICE UNITS) FOR CORE
BUILDING COMPANY
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -36-18
The above -entitled design review application came before the Eagle Design Review Board for their action
on August 9, 2018. 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:
Core Building Company, represented by Travis Perry, is requesting design review approval to construct
an 8,713 -square foot, two story, mixed use building (four residential units and two office units). The
0.38 -acre site is located on the east side of South Kestrel Place approximately 250 -feet south of West
State Street at 174 South Kestrel Place.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 21, 2018. Revised materials (landscape
plan, floor plans, justification letter, tree mitigation) were received by the City on July 24, 2018.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on July 2, 2018, in accordance with the requirements
of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 10, 1993, the Eagle City Council approved a rezone and preliminary plat for Kestrel Cove
Subdivision (this application is for a re -subdivision of Lot 30, Block 1, of Kestrel Cove Subdivision).
On August 11, 1998, the Eagle City Council approved a rezone from R-4 (Residential) to CBD
(Central Business District).
On August 8, 2017, the Eagle City Council approved a combined preliminary/final plat and
conditional use permit approval for Kestrel Commons Subdivision, a 2 -lot (1 4 -unit multi -family
dwelling, 1 commercial) mixed-use development (PP/FP-02-17 & CU -02-17).
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
COMP PLAN ZONING
DESIGNATION DESIGNATION
Downtown, Scenic CBD (Central Business
Corridor District)
No Change No Change
North of site Downtown, Scenic
Corridor
South of site Compact Residential,
Scenic Corridor
East of site Downtown, Scenic
Corridor
West of site Downtown, Scenic
Corridor
CBD (Central Business
District)
R-4 (Residential)
R-4 (Residential)
CBD (Central Business
District)
LAND USE
Vacant parcel
Multi -family dwelling and
office
Medical/dental office
Residential subdivision
(Kestrel Cove Subdivision)
Single-family residences
Office
G. DESIGN REVIEW OVERLAY DISTRICT:
The property is located within the Transitional Development Area (TDA).
H. EXISTING SITE CHARACTERISTICS: The site is undeveloped and has four mature trees.
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I. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 0.38 -acres (16,552 -square feet) 500 -square feet
Percentage of Site Devoted 53% (approximately) 85% (maximum)*
to Building Coverage
Percentage of Site Devoted 11% (approximately) 10% (minimum)
to Landscaping
Number of Parking Spaces 17 -parking spaces 17 -parking spaces
(including 8 covered parking spaces) (minimum)**
Front Setback 11 -feet (West) 10 -feet (minimum)*
25 -feet (maximum)*
Rear Setback 46 -feet (East) 0 -feet (minimum)
Side Setback 54 -feet (South) 0 -feet (minimum)*
10 -feet (maximum)*
Side Setback 2 -feet (North) 0 -feet (minimum)*
10 -feet (maximum)*
*Note: Setbacks and lot coverage when located within the TDA.
**Note: Parking requirement reflects the fifty percent (50%) reduction in required parking spaces for non-residential uses and
adjacent on street parking shall be included in the minimum requirement.
J. PARKING ANALYSIS:
Gross Floor Area of Proposed Apartments or multi -family dwellings: 4,264 -square feet
Apartments or Multi -family Dwellings — For each unit with 2 or more bedrooms — 2 including 1
covered
2 x 4 -units = 8 parking spaces (including 4 covered parking spaces)
Gross Floor Area of Proposed Office, business and professional: 4,449 -square feet
Office, business and professional — 1/250 -square feet of gross floor area
4,449/250 -square feet = 17.8 parking spaces
• Eagle City Code Section 8-4-5 requires 2 parking spaces including 1 covered for each Apartment or
multi -family dwelling unit with 2 or more bedrooms and requires 1 parking space per 250 -square
feet for Office, business and professional:
Proposed Parking Spaces: 17 (including 8 covered parking spaces)
Required Parking Spaces: 17* (including 4 covered parking spaces) (calculated based upon the above
use identified in Eagle City Code Section 8-4-5: "Office, business and professional" and "Apartments
or multi -family dwellings")
*The parking space requirement shall be reduced by 50% for all nonresidential uses located within the
TDA.
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K. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings:
The applicant is proposing to construct one (1) building to be utilized as two offices and four residential
units.
Height and Number of Stories of Proposed Buildings: 27' 2" high, two-story
Gross Floor Area of Proposed Buildings:
8,713 -square feet (4,449 -square foot office, 4,264 -square foot residential units)
On and Off -Site Circulation:
A 7,214 -square foot (approximately) paved parking lot provides parking for vehicles using this site.
One 24 -foot wide shared driveway is located on the west property line and provides access to South
Kestrel Place.
L. BUILDING DESIGN FEATURES:
Roof: TPO/Asphalt (White/Black)
Walls: Hardie lap siding (Dovetail SW7018), EIFS (Dorian Gray SW7017/Earl Gray SW7660),
McNear Thin brick (Embarcadero)
Windows/Doors: Vinyl (black), metal (bronze)
Fascia/Trim: Hardie 8" (Gauntlet SW7019), Metal railing (Black/Cor-Ten), Parapet metal caps (black)
M. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods:
There are four existing trees on the site. The applicant is proposing to remove two existing trees and
retain and protect two existing trees. Below is a list of all existing trees proposed to be removed or
retained with their respective conditions identified within the landscape plan, date stamped by the City
on June 21, 2018.
Tree Specie Caliper Condition Replacement Inches
per ECC
Ash 30'-35' tall Good / Retain and Protect Retain and Protect
Ash 30'-35' tall Good / Retain and Protect Retain and Protect
Ash 16" Good / Mitigation may be 16"
required if removal is
approved by the City
Silver Maple 17" Poor / Mitigation not be 0"
required if removal is
approved by the City
Total caliper inches of trees required to be replaced on site 16"
Total caliper inches proposed for mitigation 18"
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Ash Tree (to be removed)
Maple Tree (to be removed)
Proposed Tree Mix (Species & Number): The Board determined the proposed tree species and
quantities identified on the landscape plan, date stamped by the City on July 24, 2018, were appropriate
with the inclusion of the landscape requirements identified within the site specific conditions of
approval.
Street Trees: Street trees are existing along South Kestrel Place.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Perimeter landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 5% interior landscaping is required, 5% is proposed.
N. TRASH ENCLOSURES:
One (1) 144 -square foot trash enclosure is proposed to be located near the southeast corner of the
building. The enclosure is proposed to be constructed of split and smooth face CMU walls and metal
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gates. The color of the CMU walls and metal get are not called out on the plan, and the material does
not match the materials proposed on the building.
O. MECHANICAL UNITS:
The applicant is proposing to use roof mounted mechanical units. The roof mounted mechanical units
are proposed to be screened by parapet walls. No ground mounted mechanical units are proposed and
none are approved.
P. OUTDOOR LIGHTING:
A site plan and floor plan showing the location of the proposed LED lights and wattage has been
received. The applicant should be required to provide the proposed correlated color temperature (cct)
of the lighting prior to the issuance of a zoning certificate.
Q. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
R. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Eagle Fire Department has 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.
S. PUBLIC USES PROPOSED: None.
T. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists.
U. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern — No
Evidence of Erosion — No
Fish Habitat — No
Floodplain — No
Mature Trees — No
Riparian Vegetation — No
Steep Slopes — No
Stream/Creek — No
Unique Animal Life — No
Unique Plant Life — No
Unstable Soils — Unknown
Wildlife Habitat — Unknown
Historical Sites — Unknown
V. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required.
W. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
Eagle Fire Department
Eagle Parks, Pathway, and Recreation
Flood Control District No. 10
Idaho Fish and Game
Idaho Transportation Department
Republic Services
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X. LETTERS FROM THE PUBLIC: None received to date.
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 (adopted November 14, 2017), designates this site as the
following:
Downtown
Suitable primarily for development that accommodates and encourages further expansion and renewal
in the downtown core. A variety of business, public, quasi -public, cultural, ancillary residential and
other related uses are encouraged. The greatest possible concentration of retail sales and business is to
occur in this land use designation. Pedestrian friendly uses and developments are encouraged.
Residential only development should be discouraged. Land within the district is the only place to
utilize the CBD zoning designation. Other zones within Downtown Eagle may include Mixed Use,
Residential, Commercial and Professional Office. for single family residential development within
areas that are rural in character. An allowable density of up to 1 unit per 1 acre.
Scenic Corridor
An overlay designation that is intended to provide significant setbacks from major corridors and natural
features through the city. These areas may require berming, enhanced landscaping, detached
meandering pathways and appropriated signage control. This designation includes the Willow Creek
Scenic Corridor that is to provide increased setbacks and buffering of development including natural
vegetation and restoration, regional trails and connectivity.
B. PRELIMINARY/FINAL PLAT CONDITIONS OF APPROVAL WHICH ARE OF SPECIAL
CONCERN REGARDING THIS PROPOSAL:
1. The applicant shall submit a design review application for site improvements prior to the City Clerk
signing the final plat. The applicant shall comply with all conditions of approval of the design
review application prior to the City Clerk signing the final plat.
4. Provide a revised preliminary plat showing a ten -foot (10') wide (minimum) sidewalk or an eight -
foot (8') wide (minimum) sidewalk with a ten -foot (10') wide (minimum) landscape strip located
adjacent to South Kestrel Place prior to the submittal of a design review application for the site.
11. All on-site parking spaces shall be a minimum of 17 -feet in depth.
13. All plants utilized in any landscape area on site shall be classified by the United States Department
of Agriculture Natural Resources Conservation Service PLANTS Database as distributed in Ada
County, native to the contiguous United States, and highly drought resistant.
15. Two (2) street lights adjacent to South Kestrel Place shall be constructed prior to the issuance a
certificate of occupancy. The specific location and style of the street lights shall be reviewed and
approved by the Design Review Board prior to the issuance of a zoning certificate.
C. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-1: GENERAL APPLICABILITY:
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,
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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 -5(E):
Eagle Architecture And Site Design Book-EASD: The purpose of the EASD Book is to show,
through the use of pictures and text, specific period architectural styles, themes, and elements
envisioned through the requirements of this article. The EASD Book, established through a
resolution of the City Council and as may be amended through future resolution(s), contains all
exhibits referenced in this article and is incorporated herein by reference. However, Exhibit A -I
niay only be modified through an ordinance amendment. The architecture styles found in the
EASD Book are permitted styles. Architectural styles not shown within the EASD Book will not
he considered. A copy of the EASD Book is available at Eagle City Hall.
• Eagle City Code Section 8 -2A -6(A)(6): Building Design:
a. Building Mass: The mass of the building shall he reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant:
h. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings in The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, hays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review hoard shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are
approved examples for applicants to follow when designing for Eagle architecture.
• Eagle City Code Section 8 -2A -6(D): Transitional Development Area:
2. Architectural Character.
h. Building Entries: Building entries facing a street shall be recessed a minimum of four feet
(4'). Exceptions may he permitted if another building entry design feature can meet the
intent of this requirement and is approved by the design review board and city council.
i. Detailing: Architectural detailing shall he an important consideration for design approval.
Attention to detail in architectural elements shall include, but is not limited to, walls,
pilasters, parapets, cornices, columns, windows, doors, awnings, exterior lighting, ledges,
eaves, colors and materials.
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:
c. Structures shall be visually tied to adjoining structures. Examples of methods to visually
tie such structures together include screening walls, facade walls, courtyards and
landscaping.
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• Eagle City Code Section 8 -2A -6(G): Streetscape:
G. Streetscape: Streetscape improvements are to include street trees, streetlights, pedestrian
lighting, bollards. public art, kiosks and furnishings. The scope of streetscape design and
number of amenities vary within the different overlay districts of the city. In areas anticipated
to have higher concentrations of pedestrian use wider sidewalks and a further varied number of
amenities are to be made available to enhance the pedestrian experience and to further
encourage the health of the business community. Examples of streetscape design and
amenities are shown within the EASD book.
At a minimum, the following specific streetscape criteria shall apply:
I. Street trees shall comply with the requirements contained in section 8-2A-7 of this article.
Any tree located within a concrete area shall include tree grates and tree wells as depicted on
the tree well and tree grate exhibit within the EASD hook Root barriers shall be required to
limit future sidewalk damage from tree roots.
2. The specific style of streetlight poles within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall be as depicted on the streetlight exhibit within
the EASD book.
3. The specific style of streetlight lamps within the DDA, TDA, CEDA, and in the locations
specified in subsection G6 of this section, shall he as depicted on the streetlamp exhibit
within the EASD book.
4. Streetlights within the DDA and TDA shall be located a maximum distance of one hundred
feet (100') apart except as specified in subsection G6 of this section. Said streetlights are not
required to be located in alignment across the street from each other.
7. Streetlight spacing may be slightly modified depending upon site constraints and the location
of existing streetlights.
11 Furnishings shall he required for all applications incorporating streetscape improvements,
pedestrian areas and/or plaza areas. Furnishings may include flagpoles, benches,
seating/tables, planters, bike racks, outdoor clocks, drinking fountains, wall lamps, waste
receptacles and other similar amenities as may be approved by the design review board.
Furnishing examples are depicted within "urban accessories" section of the EASD hook.
13. Sidewalks within the TDA shall be a minimum of ten feet (10') wide and shall abut the curb
or shall he a minimum of eight feet (8') wide with a ten foot (10') wide landscape strip
between the sidewalk and curb. If the sidewalk alternative which abuts the curb is utilized it
shall he constructed to match the sidewalk exhibit within the EASD book, consisting of
smooth and textured concrete with a "running bond" brick pattern. "Bulb outs" shall be
constructed generally as shown on the bulb out exhibit within the EASD book and shall be
required at all intersections, except that bulb outs shall not extend into any roadway
designated as an arterial or collector as shown on the Ada County long range highway and
street map unless otherwise approved by the highway district having jurisdiction. A reduced
sidewalk section may be permitted if the design review board finds that the preservation of
existing trees warrants a reduction. In no case however shall the sidewalk he reduced to less
than six feet (6') in width.
• Eagle City Code Section 8 -2A -7(C): Existing Vegetation:
1. Retention of Existing Trees: Existing trees shall be retained unless removal is approved in
writing by the city. Where trees are approved by the city to be removed from the project site
(or from abutting right of way) replacement with an acceptable species is required as follows:
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Existing Tree Replacement
1 inch to 6 inches caliper 2x caliper of tree removed
61/4 inches to 12 inches 1.5x caliper of tree removed
121/4 inches or more 1 x caliper of tree removed
Removal of the following trees shall not require replacement: black locust, poplar, cottonwood,
willow, tree of heaven, elm, and silver maple. Trees which are weak wooded, weak branched,
suckering, damaged, diseased, insect infested, or containing similar maladies may be exempt
from replacement if removal is first approved by the city.
In all cases, planting within public rights of way shall be with approval from the public and/or
private entities owning the property.
Example: An eight inch (8") caliper tree is removed, an acceptable replacement would be three
(3) 4 -inch caliper trees or four (4) 3 -inch caliper trees.
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 C 1 of this section.
3. Grade Changes And Impervious Surfaces: Grade changes and impervious surfaces shall be
allowed at a distance from the trunk of a retained tree equal to the diameter of the tree trunk
plus six feet (6'), or to the drip line, whichever is furthest from the trunk.
4. Minimum Landscaping: Existing vegetation which is to be retained may be used to satisfy the
minimum required landscaping.
• Eagle City Code Section 8 -2A -7(J): Buffer Areas/Common Lots:
3. Materials:
a. All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous
trees, shrubs, and ground cover in which evergreen plant materials comprise a minimum of
sixty percent (60%) of the total plant material used.
c. To conceal outdoor storage areas, trash receptacles, exposed equipment associated with any
commercial or industrial activity, and off street loading when adjacent to or in view from a
residential activity or public street right of way, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
4. Parking Lot Interior Landscaping:
b. Additional Requirements:
(1) No interior planter shall be less than five feet (5') in any dimension.
• Eagle City Code Section 8-4-4-2(A): Site and Building Lighting:
1. All parking areas shall be illuminated in accordance with the provisions of this chapter.
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Any lights used to illuminate a site and building shall be arranged to reflect the light away from
the adjoining property.
3. Except as noted in subsection A4 of this section, all site and building lighting shall he recessed
or shielded to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the Tamp) 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.
4. When historic style light pole fixtures designed such that the portion of the fixture housing the
light bulb is to he exposed as a design element of the Tight fixture (as identified in the EASD
book) are approved, shielding shall only be required so the light is not directly visible by a
person of average height standing on the property line of any residentially zoned parcel of land
or parcel of land used for residential purposes. The Tight used shall be 3000K maximum LED
(or approved equivalent) and the light fixture shall he provided with optics to direct light
downward.
5. Light pole fixtures shall have a maximum height of:
a. Twenty feet (20') for parking lots with less than two hundred (200) spaces;
h. Twenty five feet (25') for parking lots with more than two hundred (200) spaces but less
than five hundred (500) spaces;
c. Thirty feet (30') for parking Tots with more than five hundred (500) spaces;
d. Fifteen feet (15') for any pole within fifty feet (50') of a property line of any residentially
zoned parcel of land or parcel of land used for residential purposes.
6. Except as otherwise permitted within this title, incandescent lights, two hundred fifty (250)
watt maximum high pressure sodium lights, 3000K maximum LED lights (or approved
equivalent) shall be the only type of site and building lighting permitted.
7. Metal halide lighting shall be permitted with the following additional conditions:
a. Light wattage shall be a maximum of three hundred twenty (320) watts.
b. The light fixture shall be no higher than seventeen feet (17').
c. The design review board shall make the following findings prior to approving metal halide
lighting:
(I) The lighting shall he harmonious with and in accordance with the general objccti\cs. or
with any specific objective of chapter 2. article A of this title;
(2) The lighting shall be installed, operated, and maintained to be harmonious and
appropriate in appearance with the existing and intended character of the general
vicinity and will not change the essential character of the same area; and
(3) The lighting will not he disturbing to existing or future neighboring uses.
d. Historic style Tight pole fixtures designed such that the portion of the fixture housing the
light bulb is exposed as a design element of the light fixture (as identified in the EASD
book) shall not be permitted to have metal halide lighting.
8. Existing lighting, for a site which is a part of any application, shall be changed to comply with
current city code.
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9. It shall be the responsibility of the property owner to supply power in perpetuity to all lighting,
including streetlights located within the right of way, required by this title.
10. Lighting plans shall be reviewed and approved by the zoning administrator prior to issuance
of a building/zoning permit.
• Eagle City Code Section 8-4-4-6: Bicycle Parking:
One bicycle parking space within an approved rack shall be required for each thirty (30) required
automobile parking spaces or fraction thereof for office and commercial developments. Multi-
family residential developments shall provide one bicycle rack space per each ten (10) units.
Bicycle parking racks shall be in a well lit area, and shall be designed in accordance with the
parking facility criteria of the "Bicycle -Pedestrian Design Manual For Ada County" as prepared
for the Ada County highway district with the exception that bicycle racks do not have to be
covered unless required by the design review board, or planning and zoning commission or city
council.
D. DISCUSSION:
• The landscape plan identifies Knock Out Roses, Columnar Boxwood, Mitchum Gray Lavender,
and Hydrangea located throughout the site; however, they are not listed within the U.S.
Department of Agriculture Natural Resources Conservation Service plants database. Site specific
condition of approval No. 13 within the Kestrel Commons Subdivision approval for the combined
preliminary/final plat states that all plants utilized in any landscape area on site shall be classified
by the United States Department of Agriculture Natural Resources Conservation Service Plants
Database as native to the United States and highly drought resistant. The applicant should be
required to provide a revised landscape plan utilizing only plants listed on the U.S. Department of
Agriculture Natural Resources Conservation Service plants database as native to the United States
and highly drought resistant. The revised landscape plan should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
• The applicant's justification letter describes the architectural style of the building as Italianate
which is one of the nine architectural styles identified in the Eagle Architecture and Site Design
(EASD) book. The justification letter states that both the commercial and residential portions
have the same Italianate treatments with different elements, but with similar window heads to tie
the facades together.
The site is located within the Transitional Development Area (TDA). Buildings located within the
TDA require entries facing streets to be recessed a minimum of 4 -feet unless another building
entry design meets the intent of the requirement and is approved by the Design Review Board and
City Council. The building elevations identify a 2.5 -foot deep awning located over the building
entry; the entry is not recessed. Staff defers comment regarding the building design and colors to
the Design Review Board.
• The landscape plan identifies a ten -foot wide sidewalk, inclusive of a new five-foot wide "red
brick" section added to the existing five-foot wide smooth concrete section adjacent to Kestrel
Place. This proposed sidewalk cross-section is consistent with the sidewalk constructed on the
east side of Kestrel Place north of this site (approved with DR -09-98). This site is located in the
TDA and pursuant to Eagle City Code Section 8 -2A -6(G) the sidewalk is required to match the
sidewalk exhibit within the EASD book consisting of smooth and textured concrete with a
"running bond" brick pattern (see below for reference). Staff defers the sidewalk design to the
Design Review Board.
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• The landscape plan identifies two existing Ash trees to remain as street trees. Pursuant to Eagle
City Code Section 8 -2A -6(G), any tree located within a concrete area shall include tree grates and
tree wells depicted in the tree well and tree grate exhibit within the EASD book (see below for
reference) and requires root barriers to mitigate sidewalk damage from the tree roots.
TREE WELL SECTION
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The applicant should be required to remove the two Ash trees and install the required root barrier,
tree grate, tree well, and new trees. While attempting to retain the two Ash trees is meritorious,
the Ash trees will likely decline in health following compaction of the root zone for the sidewalk
construction. if the root zone is protected and not compacted, then the sidewalk will not have a
sufficient base and will likely have settling issues in the near future. The applicant should be
required to provide a revised landscape plan that includes the removal of the two Ash trees,
includes the diagram of the Tree Well Section, and includes two new street trees. The revised
landscape plan should be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of a zoning certificate.
• The applicant is proposing to remove two existing trees on the site (separate from the Ash trees
mentioned above). One tree is a Silver Maple which does not require mitigation if first approved
Page 13 o1 21
K \Plannme I kpIU.agk• Apphration,111r\2CI1.:\DR in I) \bred I',r 141dg m Kesirel Common. SO dr: doo
for removal by the City. If the Design Review Board approves the removal of the two trees, the
remaining one tree will require mitigation. Pursuant to Eagle City Code Section 8 -2A -7(C), the
required mitigation for the Ash tree is 16 caliper inches. The applicant is proposing an additional
18 caliper inches of trees to be located around the building in addition to what is required per
Eagle City Code Section 8 -2A -7(E)(4 & 5) for the mitigation of the trees. Mitigation for the two
Ash trees recommended for removal by staff has not been proposed. Staff defers comment
regarding the proposed tree removal and mitigation to the Design Review Board.
• The landscape plan identifies a 5 -foot wide buffer between the southern property line and
adjacent residential homes with deciduous trees and shrubs with no evergreen plant materials.
Pursuant to Eagle City Code Section 8 -2A -7(J), all buffers are required to be a mix of evergreen
and deciduous trees, shrubs, and ground cover in which evergreen plant materials comprise of a
minimum of 60 -percent of the total plant material. The applicant should be required to provide a
revised landscape plan showing a minimum of 60 -percent of the plant material within the 5 -foot
landscape buffer to be evergreen plant material. The revised landscape plan should be reviewed
and approved by staff and one member of the Design Review Board prior to the issuance of a
zoning certificate.
• The landscape plan shows the trash enclosure located at the southeast corner of the building with
a two -foot wide landscape buffer on the east and west sides of the enclosure. The only
landscaping proposed around the trash enclosure is ivy which is located on the east side of the
trash enclosure. Pursuant to Eagle City Code Section 8 -2A -7(J), trash receptacles are required to
be screened by a five-foot wide by six-foot high landscaped buffer. Pursuant to Eagle City Code
Section 8 -2A -K(4), parking lot interior planters are required to be a minimum of five -feet wide.
The applicant should be required to provide a revised landscape plan showing the parking lot
interior planter located on the east side of the trash enclosure a minimum of five -feet wide and a
landscape buffer on the west side of the trash enclosure a minimum of five -feet wide. In addition,
the landscape plan should identify plantings on the east, west, and north sides of the trash
enclosure that will reach a height of six -feet. The revised landscape plan should be reviewed and
approved by staff and one member of the Design Review Board prior to the issuance of a zoning
certificate.
• The elevation plan shows the trash enclosure proposed to be constructed of split face and smooth
face CMU with metal gates; however, the colors of the materials are not identified. The applicant
should provide a revised elevation plan identifying the colors of the trash enclosure to match
and/or compliment the building. The revised elevation plan should be reviewed and approved by
staff and one member of the Design Review Board prior to the issuance of a zoning certificate.
• The applicant provided a lighting cut sheet showing the proposed exterior lighting. The proposed
lighting is LED and the cutsheet does not identify the cct or thermodynamic temperature (Kelvin)
of the fixture. Pursuant to Eagle City Code Section 8-4-4-2, LED lighting is permitted at a
maximum of 3,000 Kelvin. The applicant should be required to provide a revised lighting cut
sheet identifying the correlated color temperature (cct). The revised lighting cut sheet should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
• Staff defers comment regarding building design, colors, and landscaping 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.
Page 14 of 21
K:II'lanning Dept Eagle Applicationsll )r121111111)R-36-1 K Mired Use Bldg in Kestrel Commons Sub drr docx
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 9, 2018, at
which time the Board made their decision.
B. Oral testimony in opposition to the application was presented to the Design Review Board by no one.
C. Oral testimony in favor of the application was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DELIBERATION: (Granicus time 1:00:00)
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board determined the architectural style, materials, and colors proposed on the building meet the
requirements of the "Italianate" architectural style identified within the Eagle Architecture and Site
Design (EASD) book.
• The Board recommended approval of the sidewalk as proposed by the applicant in order to keep a
consistent look matching the property to the north.
• The Board determined the three-foot wide landscape planters on the east and west sides of the trash
enclosure were sufficient as long as additional evergreen landscaping is proposed, and the trash
enclosure is enhanced to match the building materials and colors.
• The Board is in favor of the proposed tree mitigation (18 caliper inches of additional trees on-site) the
applicant has submitted.
BOARD DECISION:
The Board voted 4 to 0 (Grubb, Schafer, and Koci absent) to recommend approval of DR -36-18 for a
design review application for a mixed-use building (four residential units and two office units) for Core
Building Company, with the following staff recommended site specific conditions of approval and
standard conditions of approval with text shown with underline to be added by the Board and text shown
with strikethrough to be deleted by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of PP/FP-02-17 & CU -02-17.
2. Provide a revised landscape plan utilizing only plants listed on the U.S. Department of Agriculture
Natural Resources Conservation Service plants database as native to the United States and highly
drought resistant. The revised landscape plan shall be reviewed and approved by staff and one
member of the Design Review Board prior to the issuance of a zoning certificate.
3. Provide a reiired landscape plan showing the 10 foat-wide sidewalk adjacent to Kest�ace
constructed to mate 'thin the EASD book. The-revised-landscapo plan shall bo
appy one meinber ofthe-Design-Review-Board prior to the issuance of
a zoning certificate.
-OR-
The Board accepts the sidewalk design as proposed.
4. Provide a revised landscape plan that includes the removal of the two Ash trees, includes the diagram
of the Tree Well Section from the EASD Book, and includes two new street trees. The revised
landscape plan shall be reviewed and approved by staff and one member of the Design Review Board
prior to the issuance of a zoning certificate.
5. Street trees located along Kestrel Place within the concrete area shall include tree grates and tree
wells as depicted on the tree well and tree grate exhibit within the EASD book.
Page 15 of 21
K:\Planning Dept\lagle Application\I)A2OI8U)R-36-18 Mixed Use Bldg in Kestrel Commons Sub drl.do x
6. Street lights along Kestrel Place shall be installed to match the specific style of the historic street
lights depicted on the street light exhibit within the EASD book.
7. Provide a revised landscape plan showing a minimum of 60 -percent of the plant material within the 5 -
foot landscape buffer to be upright growing evergreen plant material. The revised landscape plan shall
be reviewed and approved by staff and one member of the Design Review Board prior to the issuance
of a zoning certificate.
8. Provide a revised landscape plan showing the parking lot interior planter located on the east side of
the trash enclosure a minimum of five -feet wide and a landscape buffer on the west side of the trash
enclosure a minimum of five -feet wide. In addition, the landscape plan shall include plantings on the
east, west, and north sides of the trash enclosure that will reach a height of six -feet.
-OR-
Provide a revised trash enclosure elevation plan showing an aesthetically pleasing trash enclosure
utilizing materials and colors from the building and provide a revised landscape plan showing
evergreen plant material located within the three-foot interior planters on the east and west elevations
and evergreen plant material located at the north side of the trash enclosure that will screen the
enclosure vear-round. The revised trash enclosure elevation plan and landscape plan shall be
reviewed and approved by staff and one member of the Design Review Board prior to the issuance of
a zoning certificate.
9. Provide a revised elevation plan identifying the colors of the trash enclosure to match and/or
compliment the building and provide material samples and colors. The revised elevation plan and
material samples and colors shall be reviewed and approved by staff and one member of the Design
Review Board prior to the issuance of a zoning certificate.
10. Provide a revised lighting cut sheet identifying the correlated color temperature (cct)(maximum 3,000
Kelvin). The revised lighting cut sheet shall be reviewed and approved by staff prior to the issuance
of a zoning certificate.
11. Provide a revised landscape plan identifying the location, style, color, etc. of one bicycle rack. The
revised landscape plan shall be reviewed and approved by staff prior to the issuance of a zoning
certificate.
12. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
13. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
14. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
15. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
16. No ground mounted mechanical units are proposed with this application and none are approved.
17. Paint all electrical meters, phone boxes, etc., located on the building to match the color of the
building.
18. No signs are proposed with this application and none are approved.
19. Provide revised building elevations showing the location and color of all downspouts. The revised
building elevations shall be reviewed and approved by staff and two members of the Design Review
Board prior to the issuance of a zoning certificate.
Page 16 of 21
K:Wlanning D pt\Eagl Applicativa\Ur120IBU)R-36-I8 Mixed Use Bldg in Kestrel Commons Sub drt.docx
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
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 a Zoning Certificate for this site.
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 and 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
Page 17 of 21
K:IPlanning Ikptlliagk Application. c111r12011111 K -36 -IK Mixed Use Bldg in Kestrel Commons Sub drl.docx
Occupancy, whichever occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such
ditch, pipe or other structure, or canal. The applicant shall submit a copy of the written approval from
the irrigation entity prior to the City Clerk signing the final plat.
10. 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 issuance of any Certificate of
Occupancy.
11. 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.
12. 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.
13. 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 be 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.
14. 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.
15. 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.
Page 18 of 21
K:U9anning 1)eptlEagk Applications\Ur120181hR-36.1 X Mixed Use Bldg in Kestrel Commons Sub drl.docx
16. 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.
17. 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.
18. 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.
19. Basements in the flood plain are prohibited.
20. 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 Council.
21. 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.
22. 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.
23. 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.
24. 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.
25. 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 approval date).
26. 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.
27. 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 Board reviewed the particular facts and circumstances of this proposed design review application
(DR -36-18) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Page 19 of 21
K:IPlanning I) ptBiagl Applications11)t1'_'111811)R-36-18 Mixed Use: Bldg in Kcstrcl Commons Sub dh'.docx
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.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and a mixed use building is permitted with the approval of a design review
application within the CBD (Central Business District) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is designed in accordance with
the "Italianate" style of architecture identified in the Eagle Architecture and Site Design (EASD)
book and complements the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the site meets the required parking for apartments
or multi -family dwellings and office, business and professional uses;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
proposed building has been designed with quality materials and will enhance the character of the
area;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the proposed
building is in conformance with the Eagle Architecture and Site Design (EASD) book;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the proposed building is in conformance with the required setbacks and height
restrictions;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable commercial and residential center in the
area since there are sidewalks adjacent to the road, sidewalks throughout the site and future
connectivity to the property to the east; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the building, and will not cover nor detract from
desirable architectural features.
Page 20 of 2I
K:1Planning ApplicationsU)r1201811)R-36-18 Mixed Use lildg in Kestrel Commons Sub drt'.docs
DATED this 23rd day of August 2018.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, I. ho
etitl�G ib
n
ATTEST:
b, Chairman
Sharon K. Bergmann, Eagle City Clerk
•O"ItGALf•
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P.
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Page 2I of 2l
K \I l.mnmg 1h•ped.ecle Ap nI . I n.\I 4124118U )R-36-18 \I red l'.e Bldg in Kestrel Commons Sub dri dui.