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HomeMy WebLinkAboutR18-002 VIA PUD aka 6 West PUD Amendment • Eagle County, Co 201800499 Regina O'Brien 01/10/2018 Pgs: 32 12:00:44 PM REC: $0.00 DOC: $0.00 BOARD OF COUNTY COMMISSIONERS COUNTY OF EAGLE,STATE OF COLORADO RESOLUTION NO.2017- 00— RESOLUTION APPROVING AN AMENDMENT TO THE VIA PLANNED UNIT DEVELOPMENT a/k/a 6 WEST APARTMENTS PLANNED UNIT DEVELOPMENT FILE NO.PDA-7022 and ZC-7023 WHEREAS, on or about June 30, 2017, the County of Eagle, State of Colorado, accepted for filing an application(Eagle County File No. PDA-7022 and ZC-7023)submitted by Gore Creek Partners LLC (hereinafter the "Applicant") seeking an amendment to the VIA Planned Unit Development Guide and Land Use Restrictions (hereinafter the"PUD Guide')for the VIA Planned Unit Development (hereinafter the "PUD') and a zone district amendment for an additional parcel being added to the PUD(hereinafter the"Zone Change");and, WHEREAS, the VIA PUD Guide was originally approved on May 12, 2015 as Eagle County File Nos. ZC-5270 and PDSP-5266;and, WHEREAS, the PUD has been renamed from VIA to 6 West Apartments Planned Unit Development ("6 West Apartments PUD") and is more particularly described as set forth on Exhibit A_attached hereto and incorporated herein by reference;and, WHEREAS, the Applicant requested approval of an amendment to the PUD(hereinafter the "Amendment") and a Zone Change for an additional 1.674-acre parcel being added to the PUD,and an increase in the number of units from 70 to 120;and, WHEREAS, variations to standards and dimensional limitations applicable to the additional parcel were proposed in the PUD Guide; and, WHEREAS, notice of the requested Amendment was mailed to all owners of property located within and adjacent to the subject property and was duly published in a newspaper of general circulation throughout the County concerning the subject matter of the application and setting forth the dates and times of hearings for consideration of the application by the Eagle County Planning Commission(hereinafter the"Planning Commission")and the Board of County Commissioners of the County of Eagle(hereinafter the `Board") as required by Section 5-210.E, Eagle County Land Use Regulations(hereinafter"ECLURs")–Notice ofPublic Hearings;and, WHEREAS, at a public hearing held on October 3, 2017 the Planning Commission, based upon its findings,voted to recommend approval of the Amendment,with conditions;and, WHEREAS, at a regular meeting held on October 11, 2017 and at a special meeting • held on October 19, 2017 the Board considered the proposed Amendment, the statements and concerns of the Applicant,the Eagle County Planning Department, other interested persons and the recommendation of the Planning Commission and voted unanimously to approve the Amendment with the conditions listed herein, and authorized the Chair to sign on its behalf the foregoing resolution evidencing such approval;and, WHEREAS, the amended and restated 6 West Apartment PUD Guide is attached hereto as Exhibit B;and, WHEREAS,based on the evidence,testimony, exhibits,and study of the Comprehensive Plan for the unincorporated areas of Eagle County, the Edwards Area Community Plan, as well as comments of the Eagle County Community Development Department, comments of public officials and agencies, the recommendation of the Planning Commission, and comments from all interested parties,the Board found as follows: 1. That proper publication and public notice was provided as required by law for the hearings before the Planning Commission and the Board. 2. That pursuant to ECLURs Section 5-240.F.3.m -Amendments to Preliminary Plan for PUD for the review of a PUD Amendment, all standards required for the Amendment have been met. 3. That pursuant to ECLURs Section 5-230.B.1 -Amendments to the official Zone District Map for the review of a Zone Change, all standards required for the Zone Change have been met. 4. That pursuant to ECLURs Section 5-24o.F.3.f- Variations Authorized all standards required for variations to standards and dimensional limitations have been met and the Board hereby approves the variations set forth in the PUD Guide attached hereto as Exhibit B. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of the County of Eagle, State of Colorado: THAT the Amendment described herein is hereby approved, subject to the following conditions: 1. Except as otherwise modified by this development permit, all material representations made by the Applicant in this application and in public meeting shall be adhered to and considered conditions of approval; 2 2. The Developer of the PUD (the "Developer") is responsible for construction and maintenance of all improvements located within the boundary of the the PUD. Additionally, the Developer is responsible for the construction of a 5-ft wide paved asphalt sidewalk, from the west property line of the PUD to the Eco Transit bus stop located approximately 500' from the east property line of the PUD, an 8-ft wide asphalt sidewalk along the frontage of the PUD Property from the west property line to the east property line of the PUD and all Highway 6 roadway improvements (i.e., turn lane improvements) as indicated in the CDOT access permit application associated with the PUD. The sidewalks indicated described herein will be maintained by the Developer and/or the owner of the Property subject to the PUD. 3. The Developer shall submit complete designs for roadways and sidewalks within the PUD with the application for the Final Plat for PUD; 4. A Subdivision Improvements Agreement(the "SIA") shall be executed at the time of approval of the Final Plat for the PUD to cover work associated with the public improvements for PUD,including Highway 6 roadway improvements as indicated in the CDOT access permit application, the asphalt sidewalk along the frontage of the PUD property and the asphalt sidewalk connection to the Eco Transit bus stop to the east, installation of fire hydrants to serve the PUD, and stormwater improvements within the PUD. All such public improvements shall be completed prior to issuance of any Certificate of Occupancy for any structure located in the PUD. All other improvements shall be considered private improvements which are not required to be collateralized in the SIA but which shall be completed prior to the issuance of the first Certificate of Occupancy (CO) for the PUD. The Developer shall provide collateral in the form of a letter of credit acceptable to the County Attorney's Office in an amount no less than one hundred(100)percent of the current estimated cost of said public improvements as set forth in the Eagle County Land Use Regulations Section 5-280.B.5.e. The Developer shall also provide a guarantee of no less than one hundred and twenty-five(125)percent of the current estimated cost of the landscaping improvements, and the landscape plan as estimated by the Community Development Director, to ensure the installation of all landscaping shown and to ensure the continued maintenance and replacement of that landscaping for a period of two (2) years after installation. The collateral described herein shall be provided at the time of execution of the SIA; 5. The Developer shall construct, dedicate to, and perpetually be responsible for maintenance of, a public access easement over the driveway connecting Murray Road to Highway 6 following the travel surface of the driveway as shown on the plans for the PUD. The public access easement will be depicted on the Final Plat for the PUD. The public access easement will allow vehicular and pedestrian traffic to traverse the PUD property but not grant any other public rights to the land within the PUD. The Developer shall have the right employ traffic calming 3 • • and other measures so the driveway is operated in a safe manner given the residential nature of the PUD; 6. The PUD Guide for the PUD has been revised to incorporate the recommendations contained in the Colorado Department of Parks and Wildlife's letter dated July 27,2017; 7. Prior to approval of the Final Plat for the PUD, the Applicant shall obtain an ability to serve letter from ERWSD; 8. The PUD Guide for the PUD has been revised to include enforceable water efficiency measures such as landscaping standards, irrigation system efficiency standards,best management practices; 9. Prior to issuance of any grading or building permits for Property subject to the PUD the Applicant shall provide the Engineering Department with a copy of the executed CDOT Access Permit and all improvements required by the Access Permit shall be completed and accepted by CDOT; 10. Prior to issuance of a Certificate of Occupancy for any structure located in the PUD, the Applicant shall complete and the County shall have accepted the 8-ft wide paved asphalt sidewalk across the frontage of the PUD and a 5-ft wide paved asphalt sidewalk connection from the PUD property line to connect to the existing path that serves the Eco Transit bus stop on Highway 6; 11. The Applicant shall record a deed restriction against the PUD,in a form approved by the Eagle County Housing Department, restricting 70% of the rental units within the Property to resident occupied that must be leased to an Eligible Household, as that tenn is defined in the Eagle County Housing Guidelines. The deed restriction shall be recorded immediately following recordation of the Final Plat for the PUD. 12. Prior to issuance of any grading or building permit for the Property subject to the PUD, the Applicant shall finalize additional debris flow mitigation design and develop a maintenance plan for berm, notch and channel satisfactory to Eagle County Engineering in consultation with Colorado Geological Survey. THAT, the Board directs the Planning Department to provide a copy of this Resolution to the Applicant. THAT, the Board hereby finds, determines and declares that this Resolution is necessary for the health, safety and welfare of the citizens of Eagle County. 4 ####REMAINDER OF THIS PAGE LEFT BLANK INTENTIONALLY#### . 5 ADOPTED by the Board of County Commissioners of the County of Eagle, State of Colorado, at its regular meeting held the 7--/4D day of-Deeember, 2017, nunc pro tunc to the 20th day of October 19,2017. JJO' 'a'2.-`+, 1'0 18 COUNTY OF EAGLE,STATE OF o� cg COLORADO, By and Through Its BOARD OF COUNTY COMMISSIONERS ATTEST: * *. BY: �. - — i, °'. Po BY: '/i�IV,/ j//Li �-,; Regina O'Brien Jillian H.s'yan,Chair . Clerk to the Board of County Commissioners Commissioner W►e.- , seconded the motion for approval of the PUD Amendment. The roll having been called,the vote was as follows: Commissioner Jillian H. Ryan 0,44 Commissioner Kathy Chandler-Henry l3-t' Commissioner Jeanne McQueeney • Approval of the PUD Amendment passed by f vote of the Board of County Commissioner of the County of Eagle, State of Colorado. 6 EXHIBIT A LEGAL DESCRIPTION: COMMENCING AT A FOUND 3 INCH G.L.O. BRASS CAP ON A 2 INCH STEEL POST FOR THE NORTHWEST CORNER OF SAID SECTION 6;FROM WHICH A FOUND 3 INCH G.L.O. BRASS CAP ON A 1 INCH STEEL POST FOR THE WEST QUARTER CORNER OF SAID SECTION 6 BEARS S00°09'03"W,A DISTANCE OF 2625.04 FEET FORMING THE BASIS OF BEARINGS FOR THIS DESCRIPTION; THENCE S65°35'27"E,A DISTANCE OF 1384.42 FEET TO THE TRUE POINT OF• BEGINNING,BEING THE NORTHEASTERLY CORNER OF LOT 1 OF SAID CENTURYTEL SUBDIVISION AND THE NORTHWESTERLY CORNER OF PARCEL A OF SAID SPECIAL WARRANTY DEED; THENCE S68°56'58"E,A DISTANCE OF 252.86 FEET TO THE NORTHEASTERLY CORNER OF PARCEL A OF SAID SPECIAL WARRANTY DEED; THENCE S00°37'00"W,A DISTANCE OF 591.05 FEET TO THE NORTHEAST CORNER OF SAID SAVE AND EXCEPT PARCEL DESCRIBED IN ORDER AND DECREE DOCUMENT RECORDED AT RECEPTION NUMBER 201616773; THENCE THE FOLLOWING THREE(3) COURSES ALONG SAID SAVE AND EXCEPT PARCEL; 1.N89°23'00"W A DISTANCE OF 2.00 FEET; 2. S00°37'00"W A DISTANCE OF 65.00 FEET; 3. S89°23'00"E A DISTANCE OF 2.00 FEET TO THE EASTERLY LINE OF SAID SPECIAL WARRANTY DEED; S00°37'00"W,A DISTANCE OF 150.34 FEET TO THE SOUTHEASTERLY CORNER OF PARCEL B OF SAID SPECIAL WARRANTY DEED; THENCE N71°42'00"W, A DISTANCE OF 228.97 FEET TO THE SOUTHWESTERLY CORNER OF PARCEL B OF SAID SPECIAL WARRANTY DEED AND THE SOUTHEASTERLY CORNER OF LOT 2 OF SAID CENTURYTEL PLAT; THENCE N82°15'05"W,A DISTANCE OF 109.34 FEET TO THE SOUTHWESTERLY CORNER OF LOT 2 OF SAID CENTURYTEL PLAT; THENCE N00°49'00"E,A DISTANCE OF 637.69 FEET TO THE NORTHWESTERLY CORNER OF LOT 2 AND THE SOUTHWESTERLY CORNER OF LOT 1 OF SAID 7 CENTURYTEL PLAT; THENCE S89°11'04"E,A DISTANCE OF 87.27 FEET TO THE SOUTHEASTERLY CORNER OF LOT 1 OF SAID CENTURYTEL PLAT; THENCE N00°42'00"E,A DISTANCE OF 174.16 FEET TO THE TRUE POINT OF BEGINNING. CONTAINING 5.727 ACRES MORE OR LESS 8 EXHIBIT B 6 WEST PUD GUIDE 9 nts 6 West Apartme Apartment Development A Rental Multiple-Family Apar-- PUD Guide ' .. . , ' . '... :4 V.,, 04:'''''34*;11;g'f : ''''' 417:. -51'6-''' ''.°'''''''''* 'I ''''''''1'.:i'r''',':,g111W ,.,:. ''''. .*4".4.*;.,',,,,i,i, : - '''';',:24''''.*:, ,,,0 ' • '; 11,:!:'4N4 ?1:4::''',. ,eit, „4.4., ,..i;,... : ... *,,,fv..10,*- 4 ef,—.44.,y, '-, . ... , ..;i:441-litl",-......1•..;i41)".'-''''' :Jr\d.-..-::,, , , ',:"., ' -4' ' ''''''.'t-'4'.,4„,..-,,,,,,,,ii, ,,Nv '-;t*,:,4'''' ..."cr.'• ' kill I 0 !WI i 111111 - t • 1 . .. PUD Preliminary Plan October 19, 2017 1 1 szcsi Mouriello Planning Group 1 MENTS 6 WEST APART 1 . Title and Ownership This PUD shall be known as the 6 West Apartments PUD. This PUD was approved by the Board of County Commissioners (BOCC) on October 19, 2017. 2. Statement of Intent The intent of this proposal is to allow for a rental housing complex serving the mid-valley region of Eagle County. A PUD was created to narrow the list of uses allowed on the property and to provide meaningful controls for the development of this housing development and to insure the use remains compatible and complementary with neighboring residential, commercial, and institutional uses prevalent in the area. 3. General Information The property within the PUD contains 5.727 acres of land situated south of Highway 6 in Edwards, Colorado. The property will be developed with 120 rental dwelling units in a variety of buildings and formats that allow a diversification of unit types that appeal to a variety of household composition. 70% of the units will be deed restricted for use by local employees in the community. Included are one, two, and three-bedroom dwelling units in approximately 99,200 sq. ft. of floor area with an average unit size of approximately 827 sq. ft. The project includes ample parking, some within garages and carports (though carports and garages are not required). The project includes flexibility with an additional potential 10"/o percent increase in the gross floor area as necessary as the design develops. There is no minimum floor area or unit count required. There are different building types allowing for differentiation in bulk and mass and architecture so that the project expresses a variety of design elements and avoids repetitive design to the degree it is possible. Included in the design are open recreation and passive green areas for the enjoyment of the residents as well as a clubhouse facility and an onsite leasing/management office/amenity space. The clubhouse facility includes a fitness center with cardio, weight machines, and free weights. There is a business center with computers and printers to serve residents. There is a mailroom 6 WEST APARTMENTS 2 and parcel pickup area. The open space areas include a tot lot and a hark park with seating,play equipment, and other improvements. The property, including buildings, driveways,parking facilities, and landscape areas will be maintained by the property owner to ensure a high quality facility. As a rental project, the entire property will remain in single ownership and dwelling units will not be sold as individual condominium units. 4. Public Benefits of the PUD Public benefits of the PUI) include providing deed restricted rental housing opportunities within the Edwards area that benefit the entire community and developed by the private sector. Eagle County has indicated that there is high demand for this type of multiple-family housing. 70% of the units will be deed restricted for occupancy by the local workforce. Additionally, the applicant is providing a sidewalk easement and 8 ft. paved asphalt sidewalk across the entire frontage of the subject property and a 5 ft. wide asphalt path for an additional approximately 500 ft. beyond the property to the Eco Bus Stop located in front of the neighboring property but within the right-of-way. If permitted by CDOT the 8 ft. wide asphalt pavement may be partially located within the right-of-way. Maintenance of both the sidewalk along the frontage of this property and the sidewalk extension to the connection with the existing path adjacent to the bus stop shall be the responsibility of the owner/applicant. The applicant is proposing to connect the project to the existing Murray Road right-of-way to allow traffic to pass through the Fox Hollow complex and access Highway 6. This connection allows the traffic to be consolidated and allows for left turn movements consistent with the County's traffic planning documents and goals. A public access easement(not a public right-of- way) connecting Murray Road to Highway 6 is also provided and will be recorded in a easement agreement. The construction of the units may use modular construction,which allows for quicker construction thus reducing construction impacts and reduces materials headed to the landfill. 6 WEST APARTMENTS 3 5. Affordable Housing Plan 70"/o of the 120 dwelling units proposed in 6 West will be deed restricted by a perpetual Resident Occupied Rental deed restriction and may only be rented to Eligible Households as defined in the Eagle County Affordable Housing Guidelines: Administrative Procedures. The applicant will agree to and sign the Resident Occupied Rental deed restriction prior to approval of final plat and will record the Resident Occupied Rental deed restriction prior to issuance of the first temporary certificate of occupancy for any structure on the site. The Residential Occupied Rental deed restriction is consistent with the Resident Occupied provisions of the Eagle County Affordable Housing Guidelines: Administrative Procedures with some minor variations for a rental project not currently detailed in the Eagle County Affordable Housing Guidelines. Eligible Households are fully defined in the Eagle County Affordable Housing Guidelines: Administrative Procedures, but generally include households that can prove at least one member is employed full time in Eagle County, will maintain the 6 West unit as their primary residence and owns/will own no residential real estate. Eagle County employers are considered Eligible Households. Parties to the Resident Occupied Rental deed restriction agreement are the property owner and the Eagle County Housing and Development Authority. The Deed Restriction contains a provision requiring the owner/property manager to prove and certify annually that 700/o of the units are leased to Eligible Households. The Deed Restriction does not contain tenant income limitation or rent rental rate restrictions. 6 West is exceeding the Eagle County Affordable Housing Guidelines by providing 70% of the units as Resident Occupied deed restricted units, as such, Eagle County Housing and Development Authority has agreed to partner with the owner. Eagle County will dedicate water rights equal to 100"/o of the estimated total consumptive use (provided by UERWA) to the Upper Eagle Regional Water Authority prior to approval for final plat. Eagle County, UERWA and the owner will execute a water services agreement that will detail the quantity of water rights to be dedicated, the value of those water rights and a reversion clause that will return the water rights to Eagle County if the development is not completed for any reason. The owner will enter into a equity share loan to repay the value (provided by UERWA) of the water rights to ECHDA upon the sale or refinance of the property. The detailed terms of the subordinate equity share loan are fully defined in The 6 West Subordinate Loan Agreement and include hut are not limited to, loan documents will be executed upon water rights dedication. 6 WEST APARTMENTS 4 6. Permitted Uses and Standards Permitted Uses: • Multiple-family rental housing Accessory Uses: • Customary accessory residential uses • Home occupation • Home business • Day care center • Day care home • Recreation areas,facilities, and structures • Club houses and related amenities • Utilities and structures • Solar facilities • Access driveways • Restrooms • Parking • Carports • Garages Development Standards: Minimum Lot Area: 5.727 acres (entire site developed as a single parcel) Number of total structures envisioned: 7-15 Maximum Density: 120 dwelling units plus 10% Maximum Building height is limited to: 45' maximum. Measured to existing grade. Minimum building setbacks from perimeter of the project site, measured to exterior walls of primary structures. There are no internal setbacks required beyond separation required by building code: Front (Highway 6) - 25' East Side - 20' West Side - 12.5' Rear(south) - 25' 6 WEST APARTMENTS 5 No setbacks are required for parking, sidewalks, drainage facilities, retaining walls, and similar uses. Trash enclosures, carports, and garage structures will setback a minimum of 5' from perimeter of the site. Roof overhangs may project 4' into any required setback. Maximum Floor Area (gross): Up to 100,000 sq. ft. of residential floor area. 1,000 sq. ft. of office floor area. 3,000 sq. ft. of clubhouse or site amenity. Maximum Building Footprint: 30% of total lot area. Maximum Impervious Area(including building footprints): 70% of total lot area. Minimum Landscape Area: 30"/0 of total lot area. Parking: 1.5 parking space for one-bedroom dwelling unit. 2 parking spaces for two-bedroom dwelling unit. 2 parking spaces for three-bedroom dwelling unit. 1 space for 250 sq. ft. for office uses. Onsite amenities do not have a parking requirement. Tandem spaces shall be allowed for a maximum of 20% of the total required parking. Parking Space Sizes: Standard parking spaces will be 9'x 19'. Compact parking spaces will be 8' x 19' for no more than 15% of spaces. Handicap Accessible parking spaces will be 8.5' x 19' and will be provided in accordance with Section 4-140E of the Eagle County Land Use Regulations. All surface space dimensions may include a 1' sidewalk overhang. Where necessary,parking education, signs, and other management measures will be used to limit a car overhang from reducing the adjacent walkway to less than 4'. 7 guest spaces minimum will be provided and be in addition to the required number of residential parking spaces. All parking areas shall be paved. 6 WEST APARTMENTS 6 Any tandem spaces shown on the conceptual development plan may be developed with garages or carports. Any parking space within the PUD may be covered. Refer to parking management plan contained in Section 8. Access: Limited to one access drive to Highway 6 (right-in, right-out) directly from the PUD. Access shall also serve the Sifers (owner as of the date of this document) property to the south. An additional access to the PUD will be provided as a connection to Murray Road (a County road) allowing for access to Fox Hollow Road and Highway 6. This Highway 6 intersection will allow for a full movement access. Should Eagle County pursue a roundabout at this intersection, any costs attributed to the roundabout by the 6 West Apartments PUD shall be limited to roadway costs that would have been required of the PUD without the roundabout (i.e., no net new cost implication to 6 West Apartments PUD). Driveway grades shall be allowed to a maximum of 10%. Parking areas may slope at a maximum of 5%. Specific parking and driveway geometry are shown in the development plan for the site. The primary access driveways shall be a minimum of 20' in width. The proposed access drive will serve 6 West Apartments and the Sifers property to the south. The road geometry and width are adequate to serve any future development approved for the Sifers property without modification to the proposed driveway on the 6 West Apartment property. Trash: All trash shall be stored within trash structures and within wildlife proof containers. Trash and recycling enclosures shall be setback a minimum of 5' from property lines. Fences and Gates: Fences of 6' in height maximum shall be allowed but not required on the sides and rear of the property. A gate shall he allowed to control access to the Sifers property at their expense. A control gate may he provided to limit traffic into the property from Murray Road. 6 WEST APARTMENTS 7 Snow Storage and Management: The project provides areas for snow storage, including the proposed storm water basin. The property shall meet the minimum snow storage area required by the current Eagle County Land Use Regulations. The operator may, as required, use equipment to move snow on the property or haul snow to approved offsite locations to allow for adequate pedestrian and vehicular circulation. 7. Parking Management Parking variations are approved as an element of this apartment project in order to induce affordability and in recognition of the location next to an active Eco Bus stop. The parking will be extensively regulated with a parking management plan in order to promote use of transit, car pooling, and other forms of transportation. A. Location. All vehicles shall be parked within a dedicated parking space. No parking shall be allowed outside of designated spaces and any vehicle parking in violation of these rules will be ticketed, towed, or booted and the car owner fined. B. Enforcement. The provisions of this parking management plan shall be enforced by the owner. Any tenant violating the parking management rules may have parking privileges revoked. C. Assignment of Spaces. All parking spaces, excluding guest parking spaces, shall be assigned to tenants of the project and every tenant vehicle shall be required to display a permit for parking. Not all tenants will be issued a parking permit. D. Guest Parking Spaces. Guest parking spaces will be designated. Passes will not be granted for periods greater than one week. No resident vehicles may be parked in a designated guest parking space. E. Leases. All leases will designate the rights of any occupant park onsite or not. The number of parking permits will limit the number of resident cars allowed on the property. E Parking Fees. Lease rates will reflect the provision of parking availability. G. Carpooling. The management shall provide a social program to encourage carpooling. 8. Architectural Guidelines The overall intent of the architectural guidelines are to ensure a facility that blends as much as possible with the surrounding natural landscape and to insure building materials and colors that 6 WEST APARTMENTS 8 are compatible with the neighborhood and its mixed use character of institutional, commercial, and residential uses. Siting of Structures: Structures have been designed to respond to the moderate slope of the site. Structures will appear as a variety of architectural massing and styles as conceptually shown,in these photos. mo: O. imiliiikli, , O. yi ar'�M"". *•DIY .. ,„ a ,:'-'14' , l''.. .... ,,,.,) '7',k,, ,'- ,.'„ • :' ',,,:•,'''- • , „.4,,iiiirt,..._, / F w w , Y Roofs: Roofs shall be flat roofs with parapets and other appropriate roof elements. Roof are designed to hold snow to eliminate the impacts of snow shedding. Roof color and materials shall be non- reflective. Siding: Siding may he metal(vertical or horizontal), masonry, cementitious board orpanel,wood, stucco, or natural or cultured stone with color palette of natural earth tones and primary colors to provide interest and contrast. 6 WEST APARTMENTS 9 9. Landscape Guidelines and Wildlife Measures The overall intent of the landscape guidelines are to ensure a neighborhood that blends as much as possible with the surrounding natural landscape and to buffer the buildings from Highway 6 and neighboring properties given the mixed use character of institutional, commercial, and residential in the area. Open areas are provided to allow usable recreation activities including playgrounds, open areas for sports, improved recreation, and a substantial internal trail system. The project has been designed around usable open spaces between the buildings with a central corridor that runs north south through the project connecting across parking areas. The plan creates a feeling of openness with intimate garden areas around the buildings. Plant materials have been strategically placed to provide the maximum usefulness and to soften the transitions from paved areas to soft landscape areas. The landscape design also responds to the onsite amenity space (clubhouse) with patio areas, outdoor seating, and places of congregation. The minimum landscape area or open areas shall be approximately 250/o of the total site area. All landscape areas shall be appropriately irrigated. The minimum tree and plant sizes shall he in accordance with Eagle County Land Use Regulations. All disturbed areas shall be restored or landscaped. Frontage: The primary frontage of the facility shall be attractively landscaped and maintained since this portion of the property is the most visible to travelers along Highway 6. West Side of Buildings: The property will be viewed from the west from the Fox Hollow and the Edwards Design Center. The landscape treatment along the west sides of buildings shall include trees and shrubs to help break up the view of the facility from the west. Vegetation shall be strategically placed in clusters avoid a soldier course of trees. East Property Boundary: The east side of the property must also be screened effectively. Special care and placement of trees and other vegetation shall be taken into order to buffer the adjacent residential mobile 6 WEST APARTMENTS 10 home community. Landscape materials other than ground cover should not be located in the drainage/mitigation swale located along the east side of the property. South Property Boundary: The rear of the property shall be appropriately landscaped. In this area there is an existing ditch and berm which the project is respecting. Wildfire Protection and Defensible Space: All proposed landscape materials and locations on the site shall be reviewed and approved by Eagle County Wildfire Mitigation Specialist. Landscape Materials: Landscape materials shall he limited to those species recommended by the Colorado State University Extension for the region. Landscape Plan: The landscape treatment for the facility shall be generally consistent with the landscape plan submitted with the PUD which is attached to and made part of this PUD Guide. Wildlife Mitigation Measures: The following wildlife mitigation measures shall be adhered to: • Utilize bear-proof dumpsters for any garbage that is generated at this location. Furthermore, use bear-proof containers for trash during the construction period and prohibit workers from leaving food or other bear attractants onsite; • Prohibit construction workers and contractors from bringing pets on the work site; • Shield and direct all lighting fixtures downward to minimize light pollution on adjacent wildlife habitats; • Construct fences in a wildlife-friendly manner that eliminates the chance of entanglement and impalement of wildlife attempting to jump fences. Avoid pointed pickets and strands of wire at the top of perimeter fencing; and • Prohibit fruit, nut, and berry producing trees and shrubs in landscape designs. • Appropriate landscape or fence screening will be provided to help reduce impacts to wildlife movements to the south of the project. Pet Regulations: The owner shall include pet regulations to limit the number and weigh of pets allowed on the property and any restrictions necessary to prevent nuisance issues. These requirements shall be considered the minimum level of regulation for this PUD. Pets shall always be on leash when 6 WEST APARTMENTS 11 outdoors on the property and under direct owner supervision and control. Pets shall not be left unattended in common areas or on outdoor porches or balconies. Pet waste shall be removed by dog owners immediately and disposed of in proper containers. Water Quality Measures: The project shall include low impact design elements (best practices) to further mitigate water quality impacts. Water Quantity Measures: Indoor water fixtures and outdoor irrigation fixtures will use the latest technologies and be water use efficient fixtures. This will reduce water needs for the project and to reduce water rights expenses as well. Final water requirements and limitations will be determined by the Upper Eagle Regional Water Authority(UERWA) and owner. Irrigation Plan and System Requirements: The purpose of this section of the PUD guide is to establish requirements related to outdoor water use efficiency requirements. Adjustments to the Irrigation Plan and System Requirements must meet the water efficiency goals and be approved by the UERWA. Additionally, this section establishes a maximum allowable outdoor water use limit for the development to insure this development does not exceed its outdoor water allocation as established by the dedication of Water Rights by Eagle County and the Water Service Agreement between 6 West Apartments, Eagle County(County) and the Upper Eagle Regional Water Authority(Authority). The maximum limit is enforceable by the Authority and the County. Specifically, 6 West Apartments will not exceed 244,390 gallons of outdoor water use in any yearl after the second growing season. The following monthly budget is based upon a total irrigated area of 0.5 acres or 21,780 square feet: Outdoor Irrigation Water Application by Month for the 6 West Apartments . �, : � � it. ' hc,,,, '.4 c .''� }�. e.� c ,�... 3 `4 1 Y r '' ,fix kM z a � �` "fir 'V� ! t � � ss � s �` ¢ • = - 2.64 4.08 4.56 3.60 2.67 .48 18.0 CtilfrAfir 35,844 55,395 61,918 48,878 35,844 6,517 244,390 The Authority recognizes that new plant installations and revegetation of disturbed native areas will require additional irrigation application for establishment that will exceed the outdoor 6 WEST APARTMENTS 12 irrigation budget amounts in the first two growing seasons. Therefore, the Authority will allow for temporary establishment irrigation as outlined in the Temporary Irrigation section below. Documentation: The following documentation is required for the 6 West PUD project. The Authority and County reserves the right to conduct audits as deemed necessary. Audits will be conducted if there is any indication that the criteria have not been followed. The Irrigation Documentation Package: The Irrigation Documentation Package shall include the following four(4) elements: • Project information • Date of Submission • Project contacts for the project applicant, landscape and irrigation system installer, and property owner • Project address (if available,parcel and/or lot number(s)) • Total irrigated area(square feet) each for both permanent and temporary areas. Applicant signature and date with statement, "I agree to comply with the requirements of the 6 West Irrigation Plan and System Requirements Section of the PUD Guide and submit a complete Irrigation Documentation Package". Landscape Design Plan with Soil Information: All applicable soil criteria and standards shall be noted on the landscape design plan. A soil analysis report and associated information shall be provided if the project applicant chooses to appeal the standard soil amendment criteria. Irrigation Design Plan Compliance with the Irrigation Documentation Package: Prior to construction, Authority and/or County shall: Review the Landscape and Irrigation Documentation Package submitted by the project applicant. Approve or deny the Landscape and Irrigation Documentation Package. Issue a building permit or approve the plan check/design review for the project applicant. Prior to construction, the project applicant shall: Submit a Landscape and Irrigation Documentation Package to the Authority and the County. Receive the authorization to proceed from the Authority and the County. 6 WEST APARTMENTS 13 After construction and prior to the issuance of the Certificate of Occupancy, the Authority and/ or the County shall: Conduct an inspection and review the irrigation audit report at the request of the applicant to ensure compliance with the approved plans. Irrigation Plan Requirements: This section applies to landscaped areas requiring permanent irrigation. To ensure the efficient use of water, the irrigation system shall be designed, installed, operated, and maintained in accordance with best management practices outlined in current edition of Landscape Irrigation Best Management Practices by the Irrigation Association and the American Society of Irrigation Consultants. Irrigation Plan The Irrigation Plan, at a minimum, shall contain: A scaled plan showing property lines, easements, existing or proposed structures, impervious surfaces, and existing natural features; Location and size of the point of connection to the water supply and meter location(s) along with static water pressure at the point of connection to the water supply and dynamic water pressure for proper system operation; Installation details for each of the irrigation system components: Location, type and size of all components of the irrigation system, including,backflow preventer, smart irrigation controllers, main and lateral lines, manual valves, remote control valves, sprinkler heads, moisture sensing devices,rain switches, quick couplers,pressure regulators; An irrigation legend showing the type of irrigation components; Specification sheets including, at a minimum, the following information shall he provided for each type of irrigation component: Flow rate (gallons per minute), application rate (inches per hour), design operating pressure (pressure per square inch) for each irrigation zone; Information demonstrating that all irrigation emission devices meet the requirements set in the American National Standards Institute (ANSI) standard,ASABE/ICC 802-2014 "Landscape Irrigation Sprinkler and Emitter Standard" authored by the American Society of Agricultural and Biological Engineers and the International Code Council must also be submitted. Clear indication of separate irrigation system zones; Hydrozones must be clearly indicated; Installation legend showing the quantity and type of plant; Required irrigation application rate for each type of plant; 6 WEST APARTMENTS 14 Clear indication of all temporary above ground irrigation components and zones Irrigation System and Planting Installation Requirements: Irrigation System Design Requirements Sprinkler spacing shall be designed to achieve the highest possible distribution uniformity using the manufacturer's recommendations. All sprinkler heads installed in the turfgrass areas shall have a distribution uniformity of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014 standard. The landscape and irrigation design shall prevent water waste resulting from inefficient landscape irrigation on existing landscapes by prohibiting runoff from leaving the target landscape due to low-head drainage, overspray, or other similar conditions where water flows onto adjacent property, non-irrigated areas, walks, roadways,parking lots, or structures. Each remote control valve shall irrigate a hydrozone with similar microclimate, soil conditions, slope, and plant materials with similar water demand. Relevant soils information such as soil type and infiltration rate shall be utilized when designing irrigation systems. Narrow or irregularly shaped areas, including turfgrass areas, less than eight feet in dimension in any direction shall not utilize overhead sprinkler irrigation. Slopes greater than 25% shall not use sprinklers with an application rate exceeding 0.75 inches per hour unless irrigation designer specifies an alternative cjesign or technology and clearly demonstrates no runoff or erosion will occur. Sprinkler heads and other emission devices shall be selected based on what is appropriate for the plants and soil type within that hydrozone. Individual hydrozones that mix high and low water use plants shall not be permitted. Minimum pop-up height for sprinklers in turfgrass areas shall be four inches. Check valves or anti-drain valves are required on sprinkler heads where low-point drainage could occur. Low flow irrigation system shall apply irrigation water via point source emitters, dripper lines, microsprays and/or bubblers as appropriate for any mulched planting areas for any vegetation that will exceed 12 inches mature height. Where feasible, trees shall be placed on separate valves from shrubs, groundcovers, and turfgrass to facilitate the appropriate irrigation of trees. The mature size and extent of the root zone shall he considered when designing irrigation for the tree. Temporary above ground irrigation to reestablish native vegetation of disturbed areas shall be on separate zones from permanent irrigation system Temporary Irrigation shall be physically removed after two growing seasons. 6 WEST APARTMENTS 15 Required Irrigation System Components: Backflow prevention devices shall be required to protect the potable water supply from contamination by the irrigation system and comply with local plumbing codes. Manual shut-off valves shall be required to minimize water loss in case of an emergency or routine repair at the following locations: As close as possible to the point of connection of the water supply On sections of larger systems to isolate zones Dedicated landscape water meter(s) shall be installed. Smart irrigation controllers labeled by U.S. Environmental Protection Agency's Water Sense Program or with published reports posted on the Smart Water Application Technologies website. If a flow meter is used, then the controller shall be able to use inputs from the flow meter/sensor to control irrigation if flows are abnormal. Controllers should be programed to adhere to the Authority's most current outdoor water use schedule. Sensors that detect rain, freeze,wind, and soil moisture shall be installed with the capability to alter irrigation system operation as appropriate for Edwards, CO climatic conditions given unfavorable weather conditions or when sufficient soil moisture is present Pressure controls and appurtenances to meet the required operating pressure of the emission devices within the manufacturer's recommended pressure range for optimal performance Irrigation System Maintenance and Management: Irrigation management includes planning water use, monitoring water use and verifying that equipment is maintained and properly adjusted for optimal performance. As the landscape matures, adjustments to the system shall be in harmony with the original intent of the irrigation design. Scheduling of irrigation events shall match the needs of the plants to maintain health, appearance and meet the function of the landscape. Irrigation systems shall be maintained to ensure proper operation and function for water use efficiency. For the efficient use of water, all irrigation schedules shall be developed,managed, and evaluated to utilize the minimum amount of water required to maintain plant health. Irrigation scheduling shall be regulated by smart irrigation controllers that utilize evapotranspiration data or soil moisture data. If operation of the system is not in accordance with monthly irrigation limits, 6 West Apartments will perform an irrigation system audit and implement recommendations as necessary to meet limits. Soil Criteria: 6 WEST APARTMENTS 16 Soil Amendment: Topsoil of irrigated grasses (including turf), shrubs,perennials, and annuals shall be a sandy loam to a depth of at least 6 inches (6") containing at least 5 percent (5%) organic matter by volume. Tree soil shall have a minimum depth of 3 feet (3') or shall be a minimum planting hole diameter of two (2) times as large as the root ball diameter. Both topsoil and subsoil layers shall be sandy loam. The top soil shall be at least 6 inches (6") and have 5 percent (5%) organic matter by weight and subsoil shall have at least one to three percent (1 - 3%) organic matter by weight. A minimum of four(4) cubic yards of organic matter soil amendment per one-thousand square feet of landscaped area shall be required as necessary to meet or exceed the 5 percent (5%) organic matter specification. Soil amendment organic matter shall consist of either Class I and Class II compost. Soil Preparation: Amendment shall he tilled to a minimum depth of six inches (6"). Site shall be graded to within two-tenths of a foot (2/10th') of the grading plan. Site shall be free of rocks and debris over one inch (1") diameter in size. Site shall be free of dirt clods over three-quarter inch (3/4") diameter in size. Dryland seed areas may contain dirt clods up to two inch (2") diameter in size. Stockpiling- Stripping and stockpiling of indigenous soil (topsoil) shall be required during construction. The replacement of this soil, plus additional soil amendments, are critical to successful plant material establishment, ongoing health, and efficient use of water through the life of the project. All applicable soil criteria and standards shall be noted on the landscape design plan. Written verification of approved soil amendment type and volume is required. Projects with inadequate soil amendment and preparation will not be approved. Soil Inspection: Soil inspections prior to installation of plant material may be conducted by the County and UERWA as deemed necessary and shall include a review of adherence to all criteria and performance standards. Written documentation reflecting approved volume and type of soil amendment, such as compost delivery batch tickets, is required upon inspection. Organic Mulch: Shall be applied at one (1) cubic yard per eighty(80) square feet at a depth of four(4)inches, and as appropriate to each species. 6 WEST APARTMENTS 17 Shall he applied to the soil surface, not against the plant stem or high against the base of trunks to minimize disease. Organic mulch material includes bark and wood chips. Avoid mulch consisting of construction debris such as pallets. Inorganic Mulch: Inorganic mulch includes rock, gravel, or pebbles. Rock mulch shall have a minimum depth of two inches (2"). Irrigation System Verification: Proper installation of the landscape and irrigation system shall conform to the Irrigation Plan approved by the Authority and County. Testing of the irrigation system will be completed by the Authority and/or the County and will require an Irrigation System Audit prior to issuance of a Certificate of Occupancy. The following Documentation is required: Irrigation System Audit All Irrigation System audits shall be conducted by a third party certified landscape irrigation auditor. Irrigation audits shall not be conducted by the person or company who installed the irrigation system. The project applicant shall submit an irrigation audit report to the Authority and the County. The irrigation audit report may include,but is not limited to: inspection, system tune-up, system test with distribution uniformity, reporting overspray or run off that causes overland flow, and preparation of an irrigation schedule, including configuring irrigation controllers with application rate, soil types,plant factors, slope, exposure and any other factors necessary for accurate programming. The Authority may administer programs that include,but not be limited to, irrigation water use analysis, irrigation audits, and irrigation surveys for compliance with the Water Budget. 10. Signs, Lighting, and Hours of Operation Lighting: The intent of the lighting is to provide the minimum lighting to meet building code and allow appropriate lighting of parking areas and common areas between buildings. All lighting will be down lighting with fixtures that are fully-cut off in order to protect the night sky. Up lighting is not allowed except to illuminate a sign, as necessary. No light fixture will be mounted at a height of 12' above grade on the exterior of buildings except as necessary for stairs and entries to buildings. Pole lighting and pedestrian level lighting shall be allowed in parking areas and open 6 WEST APARTMENTS 18 space areas. Holiday lighting shall be limited to the months of November, December, and January. No holiday lighting shall be permitted before or after this three month period. Residential Signage: There shall only be three signs advertising the facility. The total sign area for a detached monument, pedestal, or pole mounted sign shall limited to 32 sq. ft. (excluding supporting structure,base, or ornamentation). The detached sign may be located no closer than 10'from the front or side property line or as a wall sign. The maximum height for a detached sign shall be 10' measured from grade. The total sign area for a wall sign shall be limited to 10 sq. ft. A wall sign shall not exceed 25'in height from measured from grade. The sign may be internally or indirectly illuminated. Sign materials shall be metal (pan channel or cut metal surface),wood, simulated wood, or Lexan/plastic face as permitted by the Eagle County Land Use Regulations. Sign Locations: Signs are permitted at the site access to Highway 6; the access to the site at Murray Road; and a joint or multiple use sign coordinated with the Fox Hollow development located at Highway 6 and Fox Hollow Drive. Building Identification: Buildings and units may be labelled for easy residential identification. Building identification signs shall be limited to a maximum of 10 sq. ft. for each building. Traffic and Parking Control: Speed, stop sign, parking, no parking, and other traffic control signage shall be allowed as necessary. Temporary Signs: Temporary banners may be used to advertise special events or pricing. Construction Signs: A temporary construction sign of 32 sq. ft. shall be allowed up until a Certificate of Occupancy has been issued for the project. Other signs: All other signs shall be regulated per Eagle County Land Use Regulations. 11 . Water, Sewer, and Water Rights 6 WEST APARTMENTS 19 The PUD is located within the Eagle River Water and Sanitation District(ERWSD) for wastewater(sewer) treatment. The applicant, upon approval of the PUD, will apply for inclusion in the Upper Eagle Regional Water Authority(UERWA)for water service. Additionally, the applicant will either provide water rights to the district or pay in-lieu for water rights, or some combination thereof. This property is subject to impact fees and connection fees including: UERWA Plant Investment Fee; UERWA Water Connection Fee; UERWA Treated Water Storage Fee,West Edwards Sewer Encumbrance Fee; and ERWSD Wastewater Connection Fee. In order to reduce risks and costs for this multiple housing development, the applicant will complete District's approval final process upon approval of the PUD Preliminary Plan. Indoor Water Usage: 6 West Apartments is committed to the responsible and efficient use of our water supply. Water is an invaluable natural resource that sustains the strong economic and social vitality of the mountain community in Eagle County and must be conserved wherever possible. In order to reduce the overall demand and impact on this water resource, 6 West Apartments shall adhere to an indoor usage water budget goal of no more than 200 gallons per day per unit and shall be responsible for managing use to this limit. Any use in excess of this goal may be subject to an excess use fee as determined by the 6 West specific,water use rate structure by the Upper Eagle Regional Water Authority. The following table for indoor usage outlines the project's goal of 200 GPD/SFE by month: Indoor Water Use by Month for the 6 West Apartments .� �.�" .1 b } Re v r '� x��'�A _'7'Ys z 'S/ , � � I Irf�' "��. y+ k sok k• ��.. ...v„�'� �'.: 6.2 5.6 62 6 6.2 6 6.2 6.2 6 62 6 6.2 73 ' 744 672 744 720 744 720 744 744 720 744 720. 744 8,760 12. Variations Authorized The variations authorized by this PUD include limiting the permitted and accessory uses to insure compatibility with the character of the area. Variations are as provided for in the development standards within this PUD Guide and as demonstrated in development plans for the 6 WEST APARTMENTS 20 PUD. Parking standards and dimensions for the proposed multiple-family rental housing are established fbr this PUD. Maximum building and lot coverage were varied as well as the total floor area or FAR as proposed herein. Dwelling units per acre were also varied. Variation to sign regulations have been allowed for the addition of the commercial uses onsite and to allow for adequate residential signage. Variations to engineering standards including driveway standards, have been provided for in the plans for the project arid in the variation spreadsheet attached to the approval. 13. Ownership, Control, and Subdivision The residential units shall operate under one ownership. The residential buildings shall not be divided into separate interests or condominiums. The PUD shall be implemented with the recording of a final plat processed as either a Minor Subdivision for a single parcel of land or as final plat which is exempt from the subdivision regulations as a consolidation of contiguous parcels subsequent to the PUD Preliminary Plan approval. As part of this project, land owned by CenturyLink is being acquired by the owner. This transfer of land will leave a parcel of land for CenturyLink along the Highway 6 frontage. The remaining CenturyLink parcel is not part of this PUD. 14. Phasing and Public Improvements - The buildings within the PUD may he developed in a single phase or may be phased in over time. Each row of buildings represents a potential phase of development. A building permit for the first phase is anticipated within 1 year of the approval of the PUD. The owner shall have the right upon approval of the PUD to begin site preparation subject to a grading permit even before a plat for the property have been approved, at the owner's risk. No public improvements, other than any roadway improvements required by CDOT, the installation of fire hydrants, drainage detention areas, and the installation of a sidewalk along the road frontage and to the bus stop to the east, are necessary for this project that require a Public Improvement or PUD Agreement and financial guarantee. All landscape and site improvements will be completed prior to a certificate for occupancy being issued for each phase of development. The public improvements identified herein shall be completed with the first phase of the project,prior to the issuance of any Certificate of Occupancy. 15. Amendments, Modifications, and Deviations 6 WEST APARTMENTS 21 Minor deviations to the PUD may be approved by the Planning Director in accordance with Eagle County Land Use Regulations. Amendments or major modifications to the PUD Preliminary Plan or PUD Guide shall be processed in accordance with Section 5-240.F.3.m of the Eagle County Land Use Regulations. Exhibits: Landscape Plan follows this page 6 WEST APARTMENTS 22 C OQdl0-100 SQIbMQ2 i — `g.,'::'. SJ NDkJ Vdd 1S2M 9 i i R R W°� r".:•::..::.:.,::::;:.:,::.:. i!ill 11 i iill t gs iRI. > Ito,.,Er=, 1:.:.::,..,....:. ,....... "for , ..1 4���> 1 e I i°: / it l I Ile §1/I ill r#- i. ' 'c ra :/ j `�� '1`,7**-alleMLION : /;:r:Oel:.:140'4 ppr li..,:.:...:; T I I I r I!\\Iiiiiii:„=1,,A 1111A r�1, .,ail► l 11,1 i !,il ' ill i1' " l�� .'�' J� °P i I lap, 1/11 1 F ed tl J tl OO�I 1���111III Y i fly 1 41 sf3 1111141 pe lit q 4g !c j . 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