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Findings - CC - 2024 - DR-2024-03 - Design Review for a Master Sign Plan for a Multi-Tenant Office/Retail/Restaurant Building Within Stillwater Subdivision BEFORE THE EAGLE CITY COUNCIL IN THE MATTER OF AN APPLICATION FOR A ) DESIGN REVIEW FOR A MASTER SIGN PLAN ) FOR A MULTI-TENANT OFFICE/RETAIL/ ) RESTAURANT BUILDING WITHIN ) STILLWATER SUBDIVISION FOR STILLWATER) DEVELOPMENT PARTNERS,LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-2024-03 The above-entitled design review application came before the Eagle City Council for their action on September 24,2024. The Eagle City Council 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: Stillwater Development Partners, LLC, represented by Corey Elitharp, is requesting design review approval for a master sign plan for a multi-tenant office/retail/restaurant building within Stillwater Subdivision. The 1.06-acre site is located on the north side of West Copper Silo Street approximately 250-feet south of the intersection of State Highway 44 and South Urban Gate Drive at 2300 and 2340 West Copper Silo Street(Lots 4 and 5,Block 6, Stillwater Subdivision No. 1). B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on January 18, 2024. C. HISTORY OF RELEVANT PREVIOUS ACTIONS: On January 12, 2016, the City Council approved a Comprehensive Plan Text Amendment and Map Amendment, a rezone with a development agreement, and preliminary plat for Stillwater Subdivision (CPA-04-15/RZ-07-15 and PP-04-15). On March 24,2016,the Design Review Board approved the common area landscaping within Stillwater Subdivision(DR-11-16). On January 10,2017,the City Council approved a preliminary plat extension of time for the preliminary plat of Stillwater Subdivision to be valid until January 12,2018(EXT-11-16). On April 13, 2017, the Design Review Board approved a master sign plan for Stillwater Subdivision (DR-12-16). On August 8, 2017,the City Council approved the final plat for Stillwater Subdivision No. 1 (FP-08- 17). On January 23, 2018, the City Council approved a modification to the final plat for Stillwater Subdivision No. 1 (FP-08-17 MOD). On February 15,2019,the City approved a modification to the common area landscaping and entrance to Stillwater Subdivision(DR-11-16 MOD). Page 1 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater Cl MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx On August 9,2019,the City approved a modification to the master sign plan to change the background color of the tenant panels, the font color of the tenant signs, and to construct the tenant panels with punch through illumination on the monument sign(DR-12-16 MOD). D. COMPANION APPLICATIONS: DR-2024-02(building application). E. COMPREHENSIVE PLAN DESIGNATION: Mixed Use. F. ZONING DESIGNATION: MU-DA(Mixed Use with a development agreement). G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA, TDA, CEDA, or DSDA. H. URBAN RENEWAL DISTRICT:No. I. SIGNAGE: Building Wall Sign Sign Data Proposed Required Wall Sign Dimensions Varies based on tenant's font and logo Varies based on tenant lease space Area of Signage Varies based on tenant's font and logo 10% of the area of the tenant lease space(maximum) Illumination Halo-illuminated, punch through Interior-illumination prohibited illuminated,exposed neon,externally illuminated,non-illuminated Materials As limited within the master sign plan Steel, aluminum, glass, plastic, and acrylic J. AGENCY RESPONSES:None. K. LETTERS FROM THE PUBLIC:None received to date. THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF THE CITY COUNCIL'S FINDINGS OF FACT: 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 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. Page 2 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03'MSP for Stillwater CI Bldg Findings CC door a. The "overall sign concept" for multi-tenant business centers to assure that it addresses the continuity between tenant sign design and building design; b. The reduction of hazards to motorists,bicyclists and pedestrians as may be caused by or partially attributable to the distraction and obstruction of improperly located and designed signs; c. The provision for effective and necessary business identification systems adapted to the building design; d. The continued maintenance of signs throughout their life; and e. The size, location, design, color, texture, lighting, landscaping, and hours of operations of all permanent signs and outdoor advertising structures or features to ensure 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(C)(13) Sign Illumination: a. The city must find that any illuminated sign permitted under the specific regulations within this article 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,while encouraging energy efficient lighting. b. 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. c. Floodlighting is permitted only through the use of incandescent,LED and high pressure sodium light sources. d. Exposed neon is permitted when used to create the sign letter(s)or as an architectural element as part of the sign design.A clear covering may be permitted for protection of the neon element. e. Halo illumination is permitted. f. Metal halide is not permitted as a light source for signage. g. All types of internal illumination is prohibited, except for automated signs and drive- through/drive-up service menu board signs as regulated in this article. C. DISCUSSION: • The applicant is requesting design review approval of a master sign plan for Stillwater C 1 Building. Staff recommends the following changes to the document titled"Stillwater C 1 Building Wall Sign Plan"with text shown with underline to be added and text shown with strikethrough to be deleted. Master Sign Plan Stillwater Cl Building This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non-conforming or unapproved signs will be removed and brought into conformance at the expense of the tenant. General Approval Requirements 1. Every tenant of any suite within the Stillwater commercial shall be required to submit signage plans to the Stillwater Architectural Control Committee(ACC), per the process designated by the Stillwater Commercial Property Owners Association governing documents, for written approval. A design review sign application, accompanied by the written approval of the managing entity and ACC,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. Page 3 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx 2. 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. 3. Tenant or it's representative must contact the managing entity for a list of approved sign vendors. All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant shall be responsible for the operations of tenant sign vendor/contractor.Tenant and sign vendor/contractor will be liable for any damage committed during installation or service of signage. 4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained in good condition. Tenant or it's representative shall be responsible for cost of maintenance, service, repair or replacement of tenant's sign,time clock or electrical wiring. 5. Upon termination of their lease,the tenant or managing entity shall neatly seal all penetrations of the building structure or monument sign tenant panel in a watertight condition that matches texture, color, and material used in the construction of the building or monument sign tenant panel. 6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted.No raceways will be permitted. 7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and Property Manager prior to installation and comply with Eagle City Code. 8. All signs shall meet Underwriters Laboratories and National Electrical code requirements. 9. 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. Design Guidelines 1. The purpose of establishing these design guidelines is to ensure that each tenant sign will contribute to the visual aesthetic with quality signage, which reflects the integrity of the architecture. Tenant individual signs should incorporate a diversity of sign styles, icons and materials while maintaining visual harmony with all other signage. 2. Materials may include, but not limited to: steel, aluminum, glass, plastic, and acrylic. Tenant sign materials shall be subject to ACC and city approvals. Page 4 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03'MSP for Stillwater CI Bldg Findings CC.docx 3. Signage type and lighting options shall be as follows: a. Exhibit A—Exposed Neon(with and without channel) WHITE STORE b. Exhibit B—Punch Through "") ) 1 ) 11 , csN c. Exhibit C—Halo 14w Page 5 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx d. Exhibit D—External Illumination `U�w�°"'w ti ' ilr"# ��n�i��tM ' w.. .'k, 3t '—t"""*ftorikioio4s4•44.i.........Ict::::4,\ .;7inwmialin) Hi-511113-11 e. Exhibit E—Blade Signs Are *I , 4 RC H e cuff . Coffee rir ' Illumination 1. Tenant signage should incorporate the following acceptable lighting method subject to owner and city approval: Exposed Neon Punch Through Illumination Halo Illumination Externally Illuminated Non Illuminated Types,Styles& Logos The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt established typestyles and logos. These images must be architecturally compatible and approved by Stillwater ACC. Page 6 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater Cl MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx Sign Colors& Finishes All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to assist in achieving a harmonious blend of color throughout the center.The following guidelines are to be adhered to: Limited color palette in shades of white, grey, black, beige, taupe, and espresso are acceptable. LIMITED COLOR PALETTE IN SHADES OF WHITE,GREY,BLACK AND BEIGE,TAUPE, ESPRESSO ARE ACCEPTABLE. Tenant Sign Allocation Sign quantities and areas set forth in this program are deemed fair and appropriate for the current tenant occupancies. In the event that tenant leasehold spaces are divided or combined in the future, sign locations, areas, and quantities may change provided that the overall sign area and other sign size limitations as set forth by this program are not exceeded. Sign Size& Quantity 1 Each tenant shall have., of th..ee(3)wall 2. Eaeh siga-mrust bbe onrarseparraate wall Cade. 3. Each business within the building shall be allowed two (2) signs, excepting the "end cap" tenants, who shall be allowed to mount three (3) signs, provided that each sign is located on a separate wall. 4. Sign aArea shall not exceed ten (10)percent of the area of the wall that the sign is being mounted upon(measured by tenant's lease space HxW).Any wall sign that is visible from a state highway Unless the wall f eeG State a Highway,the a a of sign shall be limited to twenty (20) percent of the area of the wall that the sign is mounted upon measured by tenant's lease space HxW). 5. Blade signs may be halo illuminated or floodlit by gooseneck lights. In any case, blade signs shall maintain an 8' 0"minimum clear height from the finish grade. Monument Signs 1. No monument signs are proposed under this application. Comply with the Stillwater Subdivision master sign plan(DR-12-16 MOD)for approved locations and sign elevations. Prohibited Signs The following signs are prohibited by owner: 1. No animated,flashing,audible, off-premise, or vehicle signs are allowed. 2. No exposed raceways,cross-over conduits,neon tube conductors or exposed transformers are allowed. 3. No cabinet signs are allowed. Page 7 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater CI Bldg Findings CC.docx Sign Placement: !, I ` NORTH ELEVATION srm,8= a e l 1.• NI_ �1� 111� �_.r�.��p atl ii ` I L••#fllf H4E 'EiFT�T`-ii$' ^Sii17 .kftfFE-�ja7IDii>fl . SOUTH ELEVATON ¶ r _ _ ti r �=h=ry ti r • L it A ri • EAST ELEVATION WEST ELEVATION Sctle'IT='--0 Score STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided to staff to date,if the requested design review application is approved, staff recommends the site specific conditions of approval and standard conditions 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 27,2024.The application was continued to August 22,2024,at which time the Board made their decision. BOARD DELIBERATION: On June 27,2024,upon completion of the applicant's and staffs presentations,the Board discussed during deliberation that: • The Board continued this item to allow the applicant time to address their concerns regarding the building application. BOARD DELIBERATION: On August 22, 2024, upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that: • The Board is in favor of the master sign plan criteria as proposed. Page 8 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater CI Bldg Findings CC.docx BOARD DECISION: The Board voted 5 to 0 (Grubb and Murphy absent)to recommend approval of DR-2024-03 for a design review application for a master sign plan for a multi-tenant office/retail/restaurant building within Stillwater Subdivision, with the site specific conditions of approval and standard conditions of approval provided within their findings of fact and conclusions of law document,dated September 12, 2024. PUBLIC MEETING OF THE COUNCIL: A. A meeting to consider the application was held before the City Council on September 24, 2024, at which time the Council made their decision. COUNCIL DECISION: The Council voted 3 to 0 (Gindlesperger absent)to approve DR-2024-03 for a design review application for a master sign plan for a multi-tenant office/retail/restaurant building within Stillwater Subdivision,with the Design Review Board recommended site specific conditions of approval and standard conditions of approval. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. The following shall be the master sign plan for Stillwater Cl Building: Master Sign Plan Stillwater Cl Building This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly enforced and any non-conforming or unapproved signs will be removed and brought into conformance at the expense of the tenant. General Approval Requirements 1. Every tenant of any suite within the Stillwater commercial shall be required to submit signage plans to the Stillwater Architectural Control Committee (ACC), per the process designated by the Stillwater Commercial Property Owners Association governing documents, for written approval. A design review sign application,accompanied by the written approval of the managing entity and ACC, 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. 2. 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. 3. Tenant or it's representative must contact the managing entity for a list of approved sign vendors. All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant shall be responsible for the operations of tenant sign vendor/contractor. Tenant and sign vendor/contractor will be liable for any damage committed during installation or service of signage. 4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained in good condition. Tenant or it's representative shall be responsible for cost of maintenance, service, repair or replacement of tenant's sign,time clock or electrical wiring. 5. Upon termination of their lease,the tenant or managing entity shall neatly seal all penetrations of the building structure or monument sign tenant panel in a watertight condition that matches texture, color, and material used in the construction of the building or monument sign tenant panel. 6. No exposed conduit,brackets, fasteners or wiring of any type will be permitted.No raceways will be permitted. 7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and Property Manager prior to installation and comply with Eagle City Code. Page 9 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx 8. All signs shall meet Underwriters Laboratories and National Electrical code requirements. 9. 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. Design Guidelines 1. The purpose of establishing these design guidelines is to ensure that each tenant sign will contribute to the visual aesthetic with quality signage,which reflects the integrity of the architecture. Tenant individual signs should incorporate a diversity of sign styles,icons and materials while maintaining visual harmony with all other signage. 2. Materials may include,but not limited to: steel,aluminum, glass,plastic, and acrylic. Tenant sign materials shall be subject to ACC and city approvals. 3. Signage type and lighting options shall be as follows: a. Exhibit A—Exposed Neon(with and without channel) '\\ l''''' N ,, ':„ BLACK ITS � STORE ,1 .', 0 ' , t l �. �,`\r _t i 1, 11 2 J) b. Exhibit B—Punch Through '-.4) I ) ,,...... 4,:;silit,L. i ) I )i ri, A ..IIJIA , ,...._,, ar--"'" ) 3 / < .-,J ) ( Page 10 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\stillwater Cl MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx c. Exhibit C-Halo • (1,04.001 11/4/4, , , (..„: II (...t... d. Exhibit D-External Illumination *"'''''''''''''"---'-""-- ,,,,,,,:,„ *i: rt ., f ----------„, ----"!'%.- V-- * __ 4,0011 4iiiiiiii © - B � • s-� � t �� aai ;fialriliriiiiiirak e. Exhibit E-Blade Signs Ai ti ' :44 ' � � R C ii coffee Illumination 1. Tenant signage should incorporate the following acceptable lighting method subject to owner and city approval: Page 11 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater CI Bldg Findings CC.docx Exposed Neon Punch Through Illumination Halo Illumination Externally Illuminated Non Illuminated Types,Styles& Logos The use of logos distinctive typestyles is encouraged for all tenant signs.Tenants may adopt established typestyles and logos. These images must be architecturally compatible and approved by Stillwater ACC. Sign Colors&Finishes All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to assist in achieving a harmonious blend of color throughout the center. The following guidelines are to be adhered to: Limited color palette in shades of white,grey,black,beige,taupe, and espresso are acceptable. Tenant Sign Allocation Sign quantities and areas set forth in this program are deemed fair and appropriate for the current tenant occupancies. In the event that tenant leasehold spaces are divided or combined in the future, sign locations, areas, and quantities may change provided that the overall sign area and other sign size limitations as set forth by this program are not exceeded. Sign Size& Quantity 1. Each business within the building shall be allowed two(2) signs, excepting the "end cap"tenants, who shall be allowed to mount three(3)signs,provided that each sign is located on a separate wall. 2. Sign area shall not exceed ten(10) percent of the area of the wall that the sign is being mounted upon(measured by tenant's lease space HxW). Any wall sign that is visible from a state highway shall be limited to twenty(20)percent of the area of the wall that the sign is mounted upon measured by tenant's lease space HxW). 3. Blade signs may be halo illuminated or floodlit by gooseneck lights. In any case,blade signs shall maintain an 8' 0"minimum clear height from the finish grade. Monument Signs 1. No monument signs are proposed under this application. Comply with the Stillwater Subdivision master sign plan(DR-12-16 MOD)for approved locations and sign elevations. Prohibited Signs The following signs are prohibited by owner: 1. No animated,flashing, audible, off-premise, or vehicle signs are allowed. 2. No exposed raceways, cross-over conduits, neon tube conductors or exposed transformers are allowed. 3. No cabinet signs are allowed. Page 12 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater Cl MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx Sign Placement: '!il! Mil 1111 !IIY'!11I sT font+v 4:e:asiunn ,t�=rrtrlrtr� r1 SOUTH ELEVATION Sttfe tit='-U e _ e lilt lily s EAST ELEVATION WEST ELEVATION Scale 119'=I - Sale I/B.=I.0 2. A sign permit is required prior to the installation of any signs on this site. 3. Provide a copy of the electrical permit(if applicable)for the sign installation prior to issuance of a sign permit. 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. 1. 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 permit. 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 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 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. Page 13 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater CI MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater Cl Bldg Findings CC.docx 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, 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. 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 Council reviewed the particular facts and circumstances of this proposed design review application (DR-2024-03) 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. 2. The Council reviewed the particular facts and circumstances of the proposed design review in terms of Eagle City Code 8-2A-13(B)(2)(i),and has concluded: i. The building wall signs will be required to be harmonious with the architectural design of the building,and will not cover nor detract from desirable architectural features. DATED this 24th day of September 2024. CITY COUNCIL OF THE CITY OF EAGLE Ada County,Idaho /1 Brad-Pike, Mayor ,IItuun �o'‘ OF EA C ,,, ATTEST: : C��• s,..Q O R A/' ,: Tracy E. Os ,Eagle City Clerk °,, 4>,••:.... �'''' ji- 1PE Or Regulatory Taking Notice: In accordance with section 67-6519, Idaho Code, Applicant has the right, pursuant to section 67-8003,Idaho Code,to request a regulatory taking analysis. Page 14 of 14 K:\Planning Dept\Eagle Applications\Dr\2024\Stillwater Cl MSP Multi Tenant Bldg DR-2024-03\MSP for Stillwater CI Bldg Findings CC.docx