Findings - DR - 2002 - DR-52-02 - Construct A Second Drive Up Service Lane & Install Automatic Teller Machine & Drive Up Lane
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A DESIGN)
REVIEW TO CONSTRUCT A SECOND DRIVE-UP )
SERVICE LANE AND TO INSTALL AN AUTOMATIC)
TELLER MACHINE WITH ASSOCIATED DRIVE-UP)
LANE FOR PIONEER FEDERAL CREDIT UNION )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-52-02
The above-entitled design review application came before the Eagle Design Review Board for their
consideration on September 12, 2002. The Board continued the application to October 10, 2002, at
which time a decision was made. The Eagle 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:
Pioneer Federal Credit Union, represented by Phil Hull with The Land Group, is requesting
design review approval to construct a second drive-up service lane and to install an automatic
teller machine with associated drive-up lane at the existing Pioneer Federal Credit Union. This
application is also for the parking lot layout and site landscaping. The site is located on the
northeast comer of State Street and Stierman Way at 560 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 7, 2002.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Design Review Board was published in
accordance with Eagle City Code on August 26, 2002. Notice of this public hearing was mailed
to property owners within three-hundred feet (300-feet) of the subject property in accordance
with the requirements of Eagle City Code on August 23, 2002. Requests for agencies' reviews
were transmitted on August 8, 2002 in accordance with the requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 23, 2002, the Eagle City Council approved a conditional use permit (CU-3-02) for the
addition of the drive-up service land and automatic teller machine with associated drive-up lane.
On May 21, 2002, the Eagle City Council approved a design review sign application for a
monument sign (DR-l-02) for Pioneer Federal Credit Union.
On March 14,2002, the City of Eagle staff reviewed and approved a change in the exterior paint
color ofthe building (DR-14-02) for this site.
E. COMPANION APPLICATIONS: None
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNA nON DESIGNATION
Existing Central Business District CBD (Central Business Credit Union with one
District) drive-up service lane
Proposed No Change No Change Credit Union with three
drive-up service lanes
North of site Central Business District CBD (Central Business City Library
District)
South of site Central Business District CBD (Central Business Office/Mobile Home Park
District)
East of site Central Business District CBD (Central Business Office/Retail
District)
West ofsite Central Business District CBD (Central Business Convenience Store with
District) fuel service
G. DESIGN REVIEW OVERLAY DISTRICT: This site is located in the CEDA (Community Entry
Development Area).
H. EXISTING SITE CHARACTERISTICS:
A 2, l20-square foot bank facility (credit union) with one drive-up service lane is currently
located on the site.
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I. SITE DESIGN INFORMATION:
Site Data Proposed Required
Total Acreage of Site 0.5-acres (21, 997-square feet) O.Ol-acres (500-square feet)
(minimum)
Percentage of Site Devoted to 9.6% (approx.) 20% (minimum)
Building Coverage 85% (maximum)
Percentage of Site Devoted to 13% (approx.) 10% (minimum)
Landscaping
Number of Parking Spaces 13-spaces II-spaces (minimum)
Front Setback 55-feet (south) 20-feet (minimum)
Rear Setback 25-feet (north) 0- feet
Side Setback 60-feet (west) 10-feet (minimum)
Side Setback 4l-feet (east) 10-feet (minimum)
J. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: No new buildings are proposed with this application.
Height and Number of Stories of Proposed Buildings: No new buildings are proposed with this
application.
Gross Floor Area of Proposed Buildings: No new buildings are proposed with this application.
On and Off-Site Circulation:
A 15,075-square foot (approx.) paved parking lot provides parking for vehicles using this site.
One 28-foot wide driveway on Stierman Way is proposed to be located on the west side of this
site approximately 65-feet north of the intersection of Stierman Way and State Street. One 25-
foot wide driveway is currently located on the north side of this site approximately 125- feet east
of Stierman Way providing access to the east/west private drive serving the library and business
within Aquila Subdivision. Two 24-foot wide driveways are located on the east side of this site
approximately 37-feet north of the south property line and 135-feet north of the south property
line that provides access to the city parking lot.
K. BUILDING DESIGN FEATURES: N/A
L. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are three existing honey locust
trees located on this site, which are proposed to be retained.
Tree Replacement Calculations: N/ A
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Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board
Street Trees: Two Cimmaron Ash trees are proposed within the lO-foot wide landscape strip
along Stierman Way. Three Newport Plum trees are proposed on the north side of the
meandering sidewalk along State Street.
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/ A
Parking Lot Landscaping:
a. Perimeter Landscaping:
Continuous landscaping is proposed around the perimeter of the parking lot.
b. Interior Landscaping: 5% interior landscaping is required. 5% is proposed.
M. TRASH ENCLOSURES:
The applicant is proposing to use one 9-cubic yard BPI trash tote to be located on the north side
of the building. A 42-inch screen wall is proposed to be constructed on the north side of the
building to screen the ground mounted mechanical unit, electrical meter, and trash enclosure.
The screen wall and gate are to be constructed of wood with a trim cap, painted to match the
building.
N. MECHANICAL UNITS:
There is an existing ground mounted mechanical unit located on the north side of the building.
The applicant is proposing to construct a 42-inch screen wall on the north side of the building to
screen the ground mounted mechanical unit, electrical panel, and trash enclosure. The wall is
proposed to be constructed of siding and painted to match the exterior of the building.
O. OUTDOOR LIGHTING:
The applicant is proposing to install one additional historic light fixture along State Street. There
are two wall pack lights currently located on the east side of the building near the drive-thru lane
that do not comply with Eagle City Code with regard to lens and lamp screening.
P. SIGNAGE:
The applicant is proposing to place signage on the automatic teller machine that is proposed to
be installed on the east side of the building at the third drive-up service lane. The colored
rendering date stamped by the City on August 7, 2002, shows signage to be located on the west
and south elevations of the automatic teller machine. Internally illuminated signage has been
shown on the exterior of the automatic teller machine on the detailed elevation drawings date
stamped by the City on August 7, 2002, show signage to be located on all four elevations of the
canopy.
Q. PUBLIC SERVICES AVAILABLE:
Preliminary approval letters from Eagle Fire Department 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.
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R. PUBLIC USES PROPOSED: None
S. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
T. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain-no
Mature Trees - yes
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - no
Wildlife Habitat - no
U. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED): Not
required
V. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached. Comments, which
appear to be of special concern, are noted below:
Ada County Highway District
Eagle Fire Department
United Water Company
W. 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 designates this site as Central Business District.
B. ZONING CODE PROVISIONS, WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
. Section 8-2A-6(D)(2)(b)
Orientation: Shall be designed so that at least seventy percent (70%) ofthe building's ground
level, street facing facades are constructed to abut and be oriented to a public sidewalk or
plaza.
.
Section 8- 2A -6(D )(3)( d)
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Lot coverage by the footprint of the structure shall be a minimum of twenty percent (20%)
and a maximum of eighty five percent (85%) in which case off site parking shall be provided
for.
.
Section 8-2A-6(D)(5)
Landscaping And Streetscape: All landscaping shall comply with the landscape guidelines
contained in the design review guidelines booklet as set forth in section 8-2A-12 of this
article. Applicant shall provide modified streetscape with eight foot (8') wide sidewalks plus
a ten foot (l 0') wide park strip with street trees, pedestrian lights and lawn.
.
Section 8-2A- 7(C)(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 Cl of this section.
.
Section 8-2A- 7(0)(1)
Project Conditions: It is not the intent of these landscape requirements to inhibit creative
solutions to land use problems. Under certain site conditions, a strict interpretation of
requirements may be either physically impossible or impractical. Alternative compliance is a
procedure that allows certain modifications to existing regulations within this section.
Requests for use of alternative landscaping schemes are justified only when one or more of
the following conditions apply:
b. Topography, soil, vegetation, or other site conditions are such that full compliance is
impossible or impractical;
.
Section 8-4-4-2(A)(3)
Except as noted in subsection A4 of this section, all site lighting shall be recessed or shielded
to direct all light downward and the source of the light (including the lamp and any
nonopaque material/lens covering the lamp) shall not be directly visible by a person of
average height standing on the property line of any public right of way, or any private street,
or on the property line of any residentially zoned parcel of land or parcel of land used for
residential purposes.
.
Section 8-4-4-2(A)(8)
Existing lighting, for a site which is a part of any application, shall be changed to comply
with current city code.
.
Section 8-2A-6(A)( 6)(g)
Roof mounted mechanicals, all vents protruding through the roof, and similar features shall
be painted so as to match the color of the roof.
C. DISCUSSION:
.
The applicant is proposing to construct a three hundred and twenty four (324) square foot plaza
area located near the southwest comer of the building. This plaza area abuts approximately 35%
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.
of the building's street facing façade. Per Eagle City Code, 70% of the building's street facing
façade is required to abut a plaza area. The applicant should be required to provide a revised site
and landscape plan showing a plaza area abutting a minimum of70% of the building's street
facing façade. The revised site and landscape plan should be reviewed and approved by staff
prior to issuance of a building permit.
The existing building footprint is 2, 120-square feet, approximately 9.6% of the total square
footage of the site (a minimum 20% lot coverage by the footprint of the structure is required
within the CEDA overlay district), and is therefore a nonconforming use. Per Eagle City Code, a
nonconforming use (through the approval of a conditional use) may be changed to another
nonconforming use; provided, that the Council shall find that the proposed use is equally
appropriate or more appropriate to the district than the existing nonconforming use. On July 23,
2002, the Eagle City Council approved a conditional use application allowing this site to
continue to be used as a bank facility with a drive-up service lane with the addition of an
automatic teller machine with associated drive-up lane. This conditional use application also
addressed the total lot coverage required by Eagle City Code and allowed the reduced building
footprint coverage of9.6%.
.
This site does not have curb, gutter, or sidewalk improvements abutting Stierman Way. Per
Eagle City Code, a ten foot (10') wide park strip with street trees, pedestrian lights, lawn and an
eight foot (8') wide separated sidewalk are required along Stierman Way. The Eagle City
Council reviewed and approved the conditional use permit with a site specific condition of
approval requiring the applicant to construct an eight foot (8') wide concrete sidewalk attached
to the back of curb along Stierman Way abutting this site with a ten foot (10') wide landscape
strip with street trees and historic lights constructed between the back of sidewalk and the
existing building and related improvements. The sidewalk and park strip are required to be
reviewed and approved by the Design Review Board prior to commencement of work on this
site. Staff defers comment regarding the proposed streetscape improvements to the Design
Review Board.
Staff defers comment regarding building design and colors to the Design Review Board.
.
ST AFF RECOMMENDATION PROVIDED WITHIN THE REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site
specific conditions of approval and the standard conditions of approval provided within the staff
report.
PUBLIC HEARING OF THE BOARD:
A. A public hearing on the application was held before the Design Review Board on September 12,
2002, at which time testimony was taken and the public hearing was closed. The Board continued
the application to the October 10, 2002, Design Review Board meeting. The Board made their
decision at that time.
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 one individual
(not including the applicant).
BOARD DECISION:
The Board voted 6 to 0 (Christensen absent) to approve DR-52-02 for a design review
application to construct a second drive-up service lane and to install an automatic teller machine
with associated drive-up lane with the following staff recommended site specific conditions of
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approval and standard conditions of approval with text shown with underline to be added by the
Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions ofCU-3-02.
2. A plan showing construction fencing around the existing trees (a minimum of lO-feet from the trunk
of the tree or at the drip line of the tree (whichever is closer» to prevent any damage within the drip
line of the trees shall be submitted to the City. The construction fencing shall be installed prior to
commencing any site work. The trees shall be watered on a regular basis. No construction activity
whatsoever shall take place within the drip line of the trees.
3. Remove the two nonconforming light fixtures located on the building's east elevation or provide
shields to screen the lamp and lens from view. Detailed cut sheets showing the wattage, type of
luminarie, and light distribution shall be submitted for review and approval by staff and one member
of the Design Review Board prior to submitting for a building permit.
4. All roof vents protruding through the roof and similar features are required to be painted to match the
color of the roof. The applicant shall be required to paint all roof vents and similar features
protruding through the roof with a color to match the color of the roof.
5. The canopy of the automatic teller machine is not permitted to have internally illuminated signage.
6. Provide a recorded cross access agreement with the property to the north for this site to access the
driveway located on the east/west private drive. The recorded cross access agreement shall be
reviewed and approved by the City Engineer prior to issuance of a building permit.
7. Submit payment to the City for all Engineering fees inculTed for reviewing this project prior to
issuance of a building permit.
8. The applicant shall be required to comply with any applicable conditions placed on this application
by the City Engineer.
9. Provide a striping plan showing direction and circulation to the drive-up service lanes. The striping
plan shall be reviewed and approved by staff prior to the City accepting a buildinli permit for this
site.
10. The revised site and landscape plan. date stamped by the City on October 10. 2002. showinli the
plaza area located at the northeast comer of State Street and Stierman Way and the removal of the
third drive-up service lane on the east side of the building is approved.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the
Idaho Transportation Department, including but not limited to approval of the drainage system,
curbs, gutters, streets and sidewalks. A letter of approval from the highway district having
jurisdiction shall be submitted to the City prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the
Idaho Department of Water Resources shall be submitted to the City prior to issuance of any building
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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
Occupancy, whichever occurs first.
9. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
The applicant shall pay applicable street light inspection fees prior to Certificate of Occupancy.
10. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the
City Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any
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lights used to illuminate the parking lot shall be so arranged as to reflect the light away from the
adjoining property.
11. The parking area shall be paved and shall be maintained in good condition without holes and free of
all dust, trash, weeds and other debris.
12. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle
Fire Department for approval. An approval letter from the Eagle Fire Department 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,SOO gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and
1,SOO 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, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire
Department prior to issuance of a building permit or Certificate of Occupancy, whichever occurs
first.
13. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other
area designated by the City Councilor Eagle City Pathway/Greenbelt Committee for a path or
walkway shall be approved in writing by the Eagle City Pathway/Greenbelt Committee prior to
issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle
City Pathway/Greenbelt Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
IS. 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.
16. The applicant shall obtain written approval ofthe development relative to the effects of the Boise
River Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit
or Certificate of Occupancy, whichever occurs first.
17. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. Basements in the flood plain are prohibited.
19. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and
construction shall be in accordance with all applicable City of Eagle Codes unless specifically
approved by the Commission and/or Council.
20. 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/or the Planning and Zoning Commission
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for review and approval.
21. Any changes to the plans and specifications upon which this approval is based, other than those
required by the above conditions, will require submittal of an application for modification and
approval of that application prior to commencing any change.
22. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prim: 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.
23. 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.
23. 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 Design Review Board approval date).
25. 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.
26. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for
any and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The application for this item was received by the City of Eagle on August 7, 2002.
2. Notice of Public Hearing on the application for the Eagle Design Review Board was published in
accordance with Eagle City Code on August 26, 2002. Notice of this public hearing was mailed to
property owners within three-hundred feet (300-feet) of the subject property in accordance with the
requirements of Eagle City Code on August 23, 2002. Requests for agencies' reviews were
transmitted on August 8, 2002 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-52-02) 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, the Eagle Comprehensive Plan, and the conditional use permit (CU-3-02) approved for this
site.
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DATED this 14th day of November 2002.
ATTEST:
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