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Findings - DR - 2003 - DR-60-02 - Construct A Two Story Professional Office / Retail Building At 386 W State St BEFORE THE EAGLE DESIGN REVIEW BOARD IN THE MATTER OF AN APPLICATION FOR A DESIGN REVIEW TO CONSTRUCT A TWO STORY PROFESSIONAL OFFICE/RET AIL BUILDING FOR NORTHWEST DEVELOPMENT LLC ) ) ) ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER DR-60-02 The above-entitled design review application came before the Eagle Design Review Board for their action on April 10, 2003. 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: Northwest Development LLC, represented by Jerry Teal with Teal Architects, is requesting design review approval to construct a 7,250-square foot professional office/retail building. The site is located on the north side of West State Street approximately 300- feet west of Eagle Glen Road at 386 West State Street. B. APPLICATION SUBMITTAL: The City of Eagle received the application for this item on September 5,2002. 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 November 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 November 22, 2002. Requests for agencies' reviews were transmitted on November 8, 2002 in accordance with the requirements of the Eagle City Code. D. HISTORY OF RELEVANT PREVIOUS ACTIONS: On September 25, 2001, the Eagle City Council approved a lot split application to create two lots (LS-2-01). On January 22, 2002, the Eagle City Council approved a preliminary plat application for Once Upon A Time Subdivision (PP-8-01). On May 21, 2002, the Eagle City Council approved a design review application for the common area landscaping within Once Upon A Time Subdivision (DR-12-02). E. COMPANION APPLICATIONS: None Page 1 of 11 K:IPlanning DeptlEagle Applications\Dr\2002\DR-60-02 drfdoc F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: COMP PLAN ZONING LAND USE DESIGNATION DESIGNATION Existing Central Business District CBD (Central Business Vacant District) Proposed No Change No Change Professional office/retail building North of site Residential Four R-4 (Residential) Once Upon A Time Subdivision South of site Central Business District CBD (Central Business State StreetlBosanka District) Village East of site Central Business District CBD (Central Business Office building District) West of site Central Business District CBD (Central Business Vacant District) G. DESIGN REVIEW OVERLAY DISTRICT: This application is located within the CEDA (Community Entry Development Area). H. EXISTING SITE CHARACTERISTICS: There are approximately nineteen (19) trees located along the east property line that are to be retained. 1. SITE DESIGN INFORMATION: Site Data Proposed Required Total Acreage of Site 0.88-acres (33,80 I-square feet) O.Ol-acres (500-square feet) Percentage of Site Devoted to 13% (approximately) 20% (minimum) Building Coverage 92% (maximum) Percentage of Site Devoted to 47% (approximately) 10% (minimum) Landscaping Number of Parking Spaces 35-parking spaces 29-parking spaces (minimum) Front Setback 20-feet (west) 20-feet (minimum) Rear Setback 10-feet (east) O-feet Side Setback 200-feet (north) 10-feet (minimum) Side Setback 80-feet (south) 10-feet (minimum) Page 2 of 11 KIPlannmg Dept\Eagle ApplicatlOns\Dr\2002\DR-60-02 drfdoc 1. GENERAL SITE DESIGN FEATURES: Number and Uses of Proposed Buildings: One building to be used as professional office or retail. Height and Number of Stories of Proposed Buildings: 33-feet in height, two stories. Gross Floor Area of Proposed Buildings: First floor = 4,282-square feet Second floor = 2,972-square feet Total building = 7,250-square feet On and Off-Site Circulation: A 10,395-square foot (approx.) paved parking lot provides parking for vehicles using this site. One 26-foot wide driveway is to be located on the west side of this site approximately 40-feet south of the north property line providing access to Storybook Way. K. BUILDING DESIGN FEATURES: Roof: Membrane type roofing below the parapet walls Walls: Brick (Red), Stucco (Cream), Stone (Gray) WindowslDoors: Metal (Black) Fascia/Trim: Wood (Green), Stucco (Cream) 1. LANDSCAPING DESIGN: Retention of Existing Trees and Preservation Methods: There are several existIng trees along the east property line of the site that are to be retained. Tree Replacement Calculations: N/A Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board Street Trees: The applicant has approximately ten feet (10') of frontage on State Street. There is not adequate room for the applicant to install a street tree abutting State Street. The street trees along Storybook Way were previously installed by the developer of Once Upon A Time Subdivision. Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required. Transition Zones: N/A Parking Lot Landscaping: a. Perimeter Landscaping: Continuous landscaping is to be installed around the perimeter of the parking lot. b. Interior Landscaping: 8% interior landscaping is required. 8% is to be installed. M. TRASH ENCLOSURES: One 108-square foot trash enclosure is to be located on the east side of the drive aisle within the parking lot approximately 70-feet southeast of the driveway on Storybook Way. The enclosure is to be constructed of CMU with a stucco finish to match the building. The gates are to be constructed of solid metal gates painted to match the building. Page 3 of 11 K:\Planning Dept\Eagle Applications\Dr\2002\DR-60-02 drfdoc N. MECHANICAL UNITS: The applicant is using roof-top mechanical units to be installed on the roof of the second floor. The rooftop mechanical units are to be screened with the parapet wall. No ground mounted mechanical units are proposed with this application. O. OUTDOOR LIGHTING: Four (4) 250-watt high pressure sodium shoebox type light fixture have been proposed to illuminate the parking lot. The applicant is to install the parking lot light fixture on an I8-foot high pole with a 2- foot high concrete base for a total height of 20- feet. Six (6) face mounted light fixtures are to be located on the north and west elevations of the building. Detailed cut sheets showing several styles of the light fixture have been submitted with the application however, the specific details showing they style, wattage, and mounting bracket have not been specified. P. SIGNAGE: The building elevations show signage located on the north and west sides of the building. This is a multi-tenant building which requires a master sign plan. The applicant has not submitted a master sign plan application for review and approval by the Design Review Board. A master sign plan application will be required to be reviewed and approved by the Design Review Board prior to the City accepting a building permit for this site. Q. PUBLIC SERVICES AVAILABLE: Preliminary approval letters from Central District Health Department, Eagle Fire Department, 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 - yes Riparian Vegetation - no Steep Slopes - no Stream/Creek - no Unique Animal Life - no Unique Plant Life - no Unstable Soils - no Wildlife Habitat - no Page 4 of 11 K IPlanning DeptlEagle ApplicationsIDr\2002\DR-60-02 drfdoc 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 Central District Health Division of Environmental Quality Eagle Fire Department Eagle Sewer District United Water Company W. LETTERS FROM THE PUBLIC: None received to date. STAFF ANALYSIS PROVIDED WITIDN 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(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); . Section 8-2A-6(A)(6)(g)(3) Roof mounted mechanicals, all vents protruding through the roof, and similar features shall be painted so as to match the color of the roof. Section 8- 2A -6(D )(3)( d) . 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- 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 C 1 of this section. Page 5 of 11 KIPlanning DeptlEagle ApplicationsIDrI2002IDR-60-02 drfdoc C. DISCUSSION: . The ground floor of this proposed building covers approximately thirteen percent (13%) of the parcel which is triangular in shape, as is the footprint of the building. Per Eagle City Code, the lot coverage of the building is required to be a minimum of twenty percent (20%) in the community entry development area. The building abuts the west side of Storybook Way, which provides access to the Once Upon A Time Subdivision to the north ofthis site. Staff believes that the City holds a higher standard for the required parking for this site than the minimum lot coverage, in order to ensure adequate parking spaces on-site and alleviate roadway congestion leading to the residences to the north. It may be considered that if the minimum lot coverage were to be required for this building, the aesthetics of this building would change from an elegant two-story building to a simple one-story building while trying to meet the minimum requirements for parking. This project is located near the west entry to the heart of downtown Eagle within the community entry development area and provides a visually pleasing look to the City of Eagle. It is staffs opinion that the applicant has designed this building to best utilize the shape of the parcel while incorporating the existing trees and maintaining a greater buffer between the proposed building and the residence to the north. The style of architecture, materials used on the face of the building, the storefront windows on the ground floor, and the configuration of the second floor with a large deck area all reflect elements required by Eagle City Code and desired by the City of Eagle. STAFF RECOMMENDATION PROVIDED WITHIN THE REPORT: . The elevation and site plans date stamped by the City on March 10,2003, and the landscape plan date stamped by the City on March 19,2003, meet the required setbacks, parking requirements, landscape percentages, lighting, streetscape, etc. as required by Eagle City Code. The Design Review Board and City Council should determine if the required parking holds a higher standard than the twenty percent (20%) building lot coverage. Staff defers comment regarding building design and colors to the Design Review Board. 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 MEETING OF THE BOARD: A. A meeting was held on the application before the Design Review Board on April 10,2003, 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 (Bowen, Floegel, and McCullough absent) to approve DR-60-02 for a design review application to construct a two story professional office/retail building for Northwest Development LLC, with the following staff recommended site specific conditions of approval and standard conditions of approval text shown with underline to be added by the Board. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Provide a roof plan showing the location of the mechanical units on the roof. The roof plan shall be Page 6 of 11 KIPlanning DeptlEagle ApplicationsIDrI2002IDR-60-02 drfdoc reviewed and approved by staff prior to the accepting a building permit for this site. 2. Provide revised building elevations showing the parapet wall located near the north end of the building extending around the south side of the mechanical units. The revised building elevations shall be reviewed and approved by staff prior to the City accepting a building permit for this site. 3. Provide a revised landscape plan showing the proposed plaza area along Storybook Way with raised planters, planters along the building, stamped concrete, brick pavers, pockets of landscaped areas within the proposed plaza or a combination of these to create interest and to enhance the plaza area. The revised landscape plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the City accepting a building permit for this site. 4. Provide a revised landscape plan showing pedestrian amenities within the plaza area located within this development. The applicant shall be required to provide detailed cut sheets of the proposed pedestrian amenities such as trash receptacles, water fountain, seatinglbenches, picnic tables, public art, etc. The revised landscape plan and detailed cut sheets shall be reviewed and approved by staff prior to the City accepting a building permit for this site. 5. Submit payment to the City for all Engineering fees incurred for reviewing this project prior to issuance of a building permit. 6. The applicant shall be required to comply with any applicable conditions placed on this application by the City Engineer (i.e.: drainage). 7. No signs are proposed with this application. A separate design review application is required for the approval of a master sign plan for this building. The master sign plan shall be reviewed and approved by the Design Review Board prior to the City accepting a building permit for this site. 8. The site plan dated stamped by the City on March 10.2003. and the landscape plan date stamped by the City on March 19.2003. showing the building footprint coverinll thirteen percent (13%) of the site. are approved. 9. Provide a revised landscape plan showing raised planters which include trees and annual beddinll plants within the plaza area located on the west elevation of the buildinll. The revised landscape plan shall be reviewed and approved by staff and one member of the Design Review Board prior to the City accepting a building permit for this site. 10. All conditions of approval of this application shall at a minimum be satisfied prior to the City issuing a Certificate of Occupancy for this building. 11. Provide elevations of the trash enclosure showing the materials and colors to be used in the construction of the enclosure. The trash enclosure elevations shall be reviewed and approved by staff prior to the City acceptinll a building permit for this site. STANDARD CONDITIONS OF APPROVAL: I. 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. Page 7 of 11 K:\Planning DeptlEagle ApplicationsIDr\2002IDR-60-02 drfdoc 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 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 (I) 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. Page 8 of 11 K:\Planning DeptlEagle ApplicationsIDrI2002IDR-60-02 drf doc 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. II. 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, 1,500 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, 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. 15. 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 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. 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 Page 9 of 11 KIPlanning DeptlEagle ApplicationsIDr\2002IDR-60-02 drfdoc elect to take those plans to the Design Review Board and/or the Planning and Zoning Commission 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 ØÌQr 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 ofthe 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. 24. 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 oflandscaping (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 September 5, 2002. 2. Requests for agencies' reviews were transmitted on November 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-60-02) 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 and the Eagle Comprehensive Plan. 4. The Board recognizes that this site is located within the CEDA (Community Entry Development Area) and that the lot coverage of the building is required to be a minimum of twenty percent (20%) per Eagle City Code 8-2A-6(D)(3)(d). The Board acknowledges that the applicant has designed this building to best utilize the shape of the parcel to incorporate existing trees located on the site and to maintain a buffer between the proposed building and the residence to the north. The style of architecture, materials used on the face of the building, the storefront windows on the ground floor, and the configuration of the second floor with a large deck area all reflect elements that are desired by the City of Eagle. The Board recommends that the City hold a higher standard for the required parking for this site over the minimum lot coverage, in order to ensure adequate parking spaces on- Page 10 of 11 K:\Planning DeptlEagle ApplicauonsIDr\2002\DR-60-02 drfdoc site and alleviate roadway congestion leading to the residences to the north. DATED this 24th day of April 2003. DESIGN REVIEW BOARD OF THE CITY OF EAGLE Ada County, Idaho ATTEST: "~,I """'" ,.., OF b #### ,~ ,,("0{ ~-1 ## ~..~ .. '\. ~ ."..... ();"~ ,:; v... 8.'\. ~ / ... oi-t'OR-1 888 ~ '\ : 8 v ~~\ ~ =*: : : : : -.- : * : \ \¡i(\SEAL ,,: = ~ ø 8.0,.;. <"'\ "";... :: \ ~A ..~/'nRA"\"'I' ~..AO ..:: "..'~ f Oye....? ,,"....~,' """ 1:; Co F l \) r' -.", 111".., II tI ",.." J. ~ A.. , 'L ~ t9ð-9L. Sharon. Moore, Eagle City erk Page 11 of 11 K:\Planning DeptlEagle Applications\DrI2002IDR-60-02 drfdoc