Findings - DR - 2011 - DR-66-06 MOD - Modify Pool/Pool House In The Preserve Subd Formerly Eaglefield EstatesBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW TO MODIFY THE POOL,
AND POOL HOUSE VV i i nu+T THE PRESERVE
SUBDIVISION (FORMERLY EAGLEFIELD ESTAES
SUBDIVISION) FOR COLEMAN HOMES, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR -66-06 MOD
The above -entitled design review application came before the Eagle Design Review Board for their
consideration on May 12, 2011. 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:
Coleman Homes, LLC is requesting design review approval to modify the pool and pool
house facilities within The Preserve Subdivision (formerly Eaglefield Estates Subdivision).
The 2.4 -acre site is located on the west side of North Golden Crown Way approximately
1,000 -feet north of West Escalante Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 7, 2011.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on April 26, 2011, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 24, 2006, the City Council approved annexation, rezone, conditional use, preliminary
development plan, preliminary plat, and vacation applications for Eaglefield Estates Subdivision
(A-11-04/RZ-17-04/CU-10-04/PPUD-03-04/PP-09-04NAC-02-04).
On August 8, 2006, the Eagle City Council approved the common area landscaping and clubhouse
within Eaglefield Subdivision (DR -66-06).
On February 13, 2007, the City Council approved a final development plan and final plats for
Eaglefield Estates Subdivision Phases 1 and 2 (FPUD-03-06 & FP -10-06 and FPUD-4-06 & FP -
11 -06).
On March 25, 2008, the City Council approved a modification to the development agreement to
modify the approved setbacks and the municipal water Memorandum of Agreement for Eaglefield
Estates Subdivision (RZ-17-04 MOD).
On May 16, 2008, the final plat for Eaglefield Estates Subdivision No. 1 was recorded at the Ada
County Recorder's Office.
On October 27, 2009, the City Council remanded an Extension of Time application for Eaglefield
Estates and Eaglefield Estates II Subdivisions (EXT -13-09) to staff.
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On August 10, 2010, the City Council approved a preliminary plat extension of time application
for Eaglefield Estates Subdivision to be valid until February 12, 2012 (EXT -06-10).
On April 12, 2011, the City Council approved modifications to the development agreement for
Eaglefield Estates Subdivision (RZ-17-04 MOD2).
E. COMPANION APPLICATIONS: None
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
Existing
Proposed
North of site
South of site
East of site
COMP PLAN
DESIGNATION
High Density Residential/
Transitional Residential/
Residential Two (up to 2
units/acre)
No Change
Residential Two (up to 2
units/acre)
High Density Residential
Transitional Residential
High Density Residential
Transitional Residential
West of site High Density Residential
Transitional Residential
Residential Two (up to 2
units/acre)
ZONING LAND USE
DESIGNATION
R -2 -DA -P (Residential with a
development agreement)
No Change
R -2 -DA -P (Residential with a
development agreement)
RUT (Rural Urban Transition
-Ada County designation)
RUT (Rural Urban Transition
-Ada County designation)
R -2 -DA (residential with a
development agreement)
R -2 -DA -P (residential with a
development agreement PUD)
Single Family Dwelling &
agriculture
No Change
Proposed Legacy
Development
State Street & Single
Family Dwellings
Single Family
RUT (Rural Urban Transition- Single Family Dwelling &
Ada County designation) agriculture
G. DESIGN REVIEW OVERLAY DISTRICT: Not in the DDA, TDA or CEDA.
H. EXISTING SITE CHARACTERISTICS: Phase one of Eaglefield Estates Subdivision has been
completed with roads, landscaping, and residential lots up to the southern property line of the pool
and pool house lot.
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I. SITE DESIGN INFORMATION:
Site Data Proposed
Total Acreage of Site 2.4 -acres (104,544 -square feet)
Percentage of Site Devoted to 1% (approximately)
Building Coverage
Percentage of Site Devoted to 92% (approximately)
Landscaping
Number of Parking Spaces 13 -parking spaces
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: One pool house building with restrooms and equipment
room.
Height and Number of Stories of Proposed Buildings: 18 -feet; one story.
Gross Floor Area of Proposed Buildings: 1,603 -square feet.
,�■►, On and Off -Site Circulation:
A 5,000 -square foot (approximately) paved parking lot provides parking for vehicles using this
site. One 24 -foot wide driveway is proposed to be located on the northeast side of this site
providing access to North Golden Crown Way.
K. BUILDING DESIGN FEATURES:
Roof: Architectural Asphalt Shingles (Onyx Black), Accent metal roofing (Cooper)
Walls: Horizontal 8" siding (Strafford Sage), Board and Batt (Tropical Straw), Cultured stone-
drystack ledgestone (chardonnay 2012)
Windows/Doors: Fixed grid windows (almond), Thermatru solid core doors (Stratford sage)
Fascia/Trim: Rough sawn trim (raw earth), fascia (raw earth)
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: The street trees throughout the development were reviewed and approved with the
original design review application (DR -66-06).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
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Parking Lot Landscaping:
a. Perimeter Landscaping: Perimeter landscaping is proposed on the east side of the
parking lot; however, no perimeter landscaping is proposed on the north or west sides
of the parking lot.
b. Interior Landscaping: 5% interior landscaping is required. 10% is proposed.
M. TRASH ENCLOSURES:
No trash enclosure is proposed on this site.
N. MECHANICAL UNITS:
The applicant is proposing to use a ground mounted mechanical unit. The ground mounted
mechanical units are proposed to be screened with landscaping.
O. OUTDOOR LIGHTING:
A site and parking lot light plan showing location, height, and wattage is required to be reviewed
and approved by the Zoning Administrator prior to issuance of any building permits.
P. SIGNAGE:
No signs are proposed with this application. A separate design review application is required for
the approval of any signs.
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Central District Health Department, Eagle Fire Department, and
Eagle Sewer District have been received by the City. A water service approval has not been
received to date. Approval of the water company having jurisdiction will be required prior to
issuance of a building permit.
R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
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 - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
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V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Central District Health — Ifpool is open to the public, a plan review, licensing, and inspection by
CDHD will be required.
Chevron Pipe Line — No conflict with the pipeline.
Eagle Fire Department — No opposition to this application and support its approval. A complete
set of building plans shall be submitted to the Eagle Fire Department for review and approval
prior to any building permits being issued.
Eagle Sewer District — Construction plans for the pool and clubhouse shall be submitted to the
District for impacts and the assessment of fees.
Idaho Transportation Department — No comment.
United Water — No comment.
W. LETTERS FROM THE PUBLIC: None received to date.
STAFF ANALYSIS PROVIDED VV Y i ai1+1 THE STAFF REPORT:
A. COMPREHENSIVE PLAN PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• The Comprehensive Plan Land Use Map designates this site as Transitional Residential.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
,^, PROPOSAL:
• Eagle City Code Section 8-2A-6(A)(5)(b)
The location and design of transformers, pad mount and roof mounted mechanicals and
electrical equipment shall be reviewed and approved by the design review board. All roof
mounted mechanicals shall be completely screened from view through the use of a parapet
wall when utilizing a flat roof design or shall be enclosed within the building when utilizing a
roof design other than a flat roof. "Screened from view" shall mean "not visible" at the same
level or elevation of the parapet wall (e.g., the perspective generally as shown on an elevation
plan);
• Eagle City Code Section 8 -2A -7(E)(4)
The minimum acceptable size for deciduous trees shall be three inch (3") caliper,
balled and burlapped.
• Eagle City Code Section 8-2A-7(J)(2)(b)
When a parking lot abuts a residential activity, a five foot (5') wide by six foot (6') high
landscaped buffer is required.
C. DISCUSSION:
• The applicant is requesting approval to modify one of the common area lots within Eaglefield
Estates Subdivision where the pool, pool house, and the tot lot are to be located. The original
clubhouse was approximately 2,040 -square feet which included a small meeting room, kitchen,
and restroom facilities. The pool was much smaller than what the current applicant is wishing to
construct. The applicant is requesting approval to increase the size of the pool and to construct a
1,603 -square foot pool house which includes restroom facilities, storage, and mechanical room for
the pool equipment. The pool house building will be constructed in the Craftsman style
architecture with a low pitched gable roof, wood walls and supporting stonework in a square
simple design.
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• The landscape plan, date stamped by the City on April 7, 2011, shows the parking area to be
located north of the pool and pool house. Landscaping is proposed to be located on the east side
of the parking lot but not on the north or west sides of the parking lot. Pursuant to Eagle City
Code a five foot (5') wide by six foot (6') high landscape buffer is required when a parking lot
abuts a residential activity. The applicant should be required to provide a revised landscape plan
showing a five foot (5') wide by six foot (6') high landscape buffer on the north and west sides of
the parking lot located north of the pool house. 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, date stamped by the City on April 7, 2011, show the deciduous trees to be two
inch (2") caliper. Pursuant to Eagle City Code, the minimum acceptable size for deciduous trees
shall be three inch (3") caliper, balled and burlapped. The applicant should be required to provide
a revised landscape plan showing all deciduous trees are three inch (3") caliper, balled and
burlapped. The revised landscape plan should be reviewed and approved by staff prior to the
issuance of a zoning certificate.
• Staff defers comment regarding building design and colors to the Design Review Board.
STAFF RECOMMENDATION PROVIDED VV I iinuuiTHE 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.
,"14, PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on May 12, 2011, at
which time the Board made their decision.
B. Oral testimony in opposition to this proposal was presented to the Design Review Board by no one.
C. Oral testimony in favor of this proposal was presented to the Design Review Board by no one (not
including the applicant/representative).
BOARD DECISION:
The Board voted 4 to 0 (McCullough and Pascua absent) to approve DR -66-06 MOD for a design
review application to modify the pool and pool house within The Preserve Subdivision (formerly
Eaglefield Estates Subdivision) for Coleman Homes, 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:
1. Comply with any applicable conditions of CU-10-04/PPUD-03-04/PP-09-04.
2. Provide a revised landscape plan showing an increased five -feet ($') wide -by -six -feet -(62) -high
landscape buffer on the north and west sides of the parking lot located north of the pool house. 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 revised landscape plan showing all deciduous trees are three inch (3") caliper, balled and
burlapped. The revised landscape plan shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
4. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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5. Submit payment to the City, at the time of building permit submittal, for all Engineering fees incurred
for reviewing this project.
6. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
7. Submit payment to the City, at the time of building permit submittal, for the Planning and Zoning plan
review.
8. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
9. The revised landscape plan, date stamped bv the City on Mav 12. 2011. showing the orientation of the
pool to be north/south is approved.
10. Provide detailed cut sheets of the proposed parking lot lights showing how the lamp and lens are to be
screened from view per Eagle City Code. The cut sheets shall be reviewed and approved bv staff prior
to the issuance of a zoning certificate.
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 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
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of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or
interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works
Construction. A copy of such written approval and certification shall be filed with the construction
drawing and submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
9. 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 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 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,
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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.
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 the City Council approval date).
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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 application for this item was received by the City of Eagle on April 7, 2011.
2. Requests for agencies' reviews were transmitted on April 26, 2011. in accordance with the
requirements of the Eagle City Code.
3. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR -66-06 MOD) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design
Review Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
4. Will, in fact, constitute a permitted use as established in Eagle City Code Title 8, Chapter 2, Section 3,
for the R -2 -DA -P (residential with a development agreement PUD) zoning district.
DATED this 26th day of May 2011.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Cgrm y, Idaho
Eric R. McCullough, Chai
ATTEST:
Sharon . Bergmann, Eagle City CI k
Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a
regulatory taking analysis
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