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EXECUTIVE SUMMARY
Planning Commission Regular Meeting: December 19, 2022
Tentative City Council Meeting: January 17, 2022
AGENDA ITEM: 22-97-PUD Request by Jimnist, LLC, for
approval of a Planned Unit Development
Master Development Plan with Rezoning
AGENDA SECTION:
Public Hearing
PREPARED BY: Anthony Nemcek, Senior Planner AGENDA NO. 6.g.
ATTACHMENTS: Site Location; Land Use Map; Rezoning
Exhibit; Block Site Plan; Applicant’s
Narrative; Images
APPROVED BY: AK
RECOMMENDED ACTION:
Motion to recommend the City Council approve a PUD Master Development Plan with
rezoning of the site from AG-Agriculture to BP PUD-Business Park Planned Unit
Development for a technology campus on 280 acres west of Blaine Avenue and south of
County Road 42, subject to the following conditions:
a. The applicant shall receive approval of a preliminary and final plat.
b. Approval of a PUD final site and building plan is required prior to the development of
the subject parcel.
c. Approval of a PUD agreement.
d. A deviation from Section 11-4-15 Business Park District: A. exempting substations
from the design regulations of the BP District.
e. A deviation from Section 11-4-15 Business Park District: C. 3. allowing outdoor and
mechanical equipment of size (not to exceed the aggregate building footprint),
number, volume, and location to sufficiently serve the buildings and be in relational
proximity to the buildings.
f. A deviation from Section 11-4-15 Business Park District: C. 4. increasing the
maximum height of accessory structures from sixty (60) feet to eighty (80) feet for
communication towers.
g. A deviation from Section 11-4-15 Business Park District: C. 7. to solidify an
exemption from the site and building performance standards in subsection G (Site
and Building Standards) of this section and require exterior materials to be made of
high-quality, long-lasting materials compatible with their function.
h. A deviation from Section 11-4-15 Business Park District: G. 1 and 2. to waive the
architectural appearance and building massing standards from buildings sited
greater than 300' from public right of way or to buildings sited less than 300' from the
public right of way and less than 1,000SF. Buildings within 300’ of the public right of
way and under 1,000 SF will be a single-story building designed with quality, ballistic
resistant materials including steel, aluminum, and glazing. Exterior colors will be
coordinated with the campus palette.
i. A deviation from Section 11-4-15 Business Park District: G. 6. to apply the standards
only to parking areas within fifty (50) feet and to loading areas within three hundred
(300) feet of a public right of way or nonindustrial use or district.
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j. A deviation from Section 11-4-15 Business Park District: G. 7. to allow rock, gravel,
and/or mulch to also be used as an accent material for maintenance areas directly
adjacent to a building, around utility access points (i.e. manholes, control valves, and
hand holes), or in mechanical areas.
k. A deviation from Section 11-4-15 Business Park District: G. 10. to apply the
provisions of this section only to buildings within three hundred (300) feet of a public
right of way.
l. A deviation from Section 11-5-2 Supplementary Regulations: C. 1e. and h. to
increase the maximum height of fences located at least fifty (50) feet from a public
right of way from eight (8) feet to fourteen (14) feet.
SUMMARY
The applicant is in the process of developing the site plan for a technology campus on approximately 280
acres of land owned by the University of Minnesota in its UMore Park site. Development of the site will
include the construction of two main buildings along with additional ancillary buildings and support areas
which will house office space, servers, and support equipment in a campus setting of one-story buildings.
Additional site improvements will consist of parking lots, both temporary and permanent, an electrical
substation, and security facilities such as fencing and gatehouses.
Typically, a request such as this is reviewed alongside formal development plans and a subdivision request.
The applicant is requesting approval of a PUD Master Development Plan ahead of the submittal of formal
site plan and plat approval requests to help guide the site’s final design and alleviate any risk that their
plans might be denied, which would necessitate significant revisions. The proposed deviations from the
City Code contained within the PUD request have minimal impact on adjacent properties mainly due to
the size of the site and anticipated location of the site improvements in relation to the site’s boundaries.
Staff is recommending approval of the proposed PUD request subject to conditions listed in the
recommended action section above.
Applicant: Jimnist, LLC.
Property Owner: University of Minnesota
Site Location: South of County Road 42 and West of Blaine Avenue
Site Area: Approximately 280 Acres
Land Use Des. Business Park
Current Zoning: AG-Agriculture
Proposed Zoning: BP PUD-Business Park Planned Unit Development
Surrounding Uses: East: Business Park
West: Public Institutional
North: Business Park
South: Agricultural Research
BACKGROUND
The site is located within of the University of Minnesota’s UMore Park. The present application is the
result of many years of planning for future land uses within the University of Minnesota UMore Park
(UMore) property in Rosemount. In 2013, the City adopted an Alternative Urban Areawide Review
(AUAR) for the entirety of the University’s 4,900 acres (approximately 3,000 of which are located within
the City of Rosemount). In 2018 the City Council adopted, and the Met Council approved, an amendment
to the City’s Comprehensive Land Use Plan that changed the land use designation of the subject property
and 160 acres immediately east of the site from AGR-Agricultural Research to BP-Business Park.
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The applicant is requesting deviations from the City Code related to fence height, exterior materials for
principal and accessory structures including substations, mechanical/outdoor equipment, and site
standards related to landscaping, parking and loading areas, and rooftop utilities. The applicant’s submittal
contains images of how the building exteriors and fencing will likely be designed as well as a block plan
showing a rough layout of the site. The applicant has also provided some renderings depicting the
visibility of the structures from public rights of way. One feature of the site the applicant finds attractive is
the mature stands of trees located along the perimeter of the site that the applicant intends to retain for
privacy and screening purposes. Based on the placement of many of the site components far from the
property boundaries and the minimal impact on adjacent parcels, staff is supportive of the requested code
deviations.
Legal Authority
Planned Unit Development Master Development Plan approvals are a legislative decision because of the
Code deviations being requested. Legislative decisions give the Planning Commission more latitude.
Overall, the PUD should demonstrate compliance with the purpose statement included in the zoning
ordinance, which describes the following objectives for a PUD:
1) Flexibility in land development and redevelopment in order to utilize new techniques of building
design, construction and land development.
2) Energy conservation through the use of more efficient building designs and sitings and the
clustering of buildings and land uses.
3) Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including, but not limited to, steep slopes, trees and poor soils.
4) More efficient and effective use of land, open space and public facilities through mixing of land
uses and assembly and development of land into larger parcels.
5) High quality of design and design compatible with surrounding land uses, including both existing
and planned.
6) Sensitive development in transitional areas located between different land uses and along
significant transportation or scenic corridors within the city.
7) Development that is consistent with the comprehensive plan.
PUD OVERVIEW
The applicant has applied for a Master PUD Development Plan, and the information submitted is
intended to comply with the City’s requirements for this stage of a PUD. More detailed plans will need to
be submitted as the applicant proceeds with final site development, but they must remain consistent with
the overall master plan’s provisions related to code deviations. In the future, the applicant will be
requesting approval of a preliminary and final plat to subdivide the site and allow for the dedication of
required rights of way and easements. The following sections of this report include a summary of the
PUD plans along with the staff review and analysis.
PUD Design
The subject property is approximately 280 acres in area and will be accessed via Audrey and Blaine
Avenues with an additional, temporary access from County Road 42. The southeast portion of the site will
contain an electrical substation owned by Xcel Energy that will serve this and other development in the
area. Structures to be constructed on the site include two main buildings and several support structures.
The buildings may house servers, offices, and other equipment while the mechanical systems will be
located within screened yards. The site will be surrounded by a security fence, and access points into the
site will feature gatehouses. The applicant’s provided block plan provides an idea of what the layout will
look like, but a formal site plan review will be required prior to any development of the site.
Planned Unit Development Master Development Plan with Rezoning
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The subject property is currently zoned AG – Agriculture, and in order to facilitate the future approval of
a plat and site plan, the applicant has requested zoning amendments in conjunction with the PUD
development plans consistent with the type of development proposed. All portions of the site are guided
for Business Park development in the 2040 Comprehensive Plan, and the BP-Business Park zoning
designation is consistent with that land use designation.
As allowed under the City’s PUD ordinance, the developer is requesting deviations from certain zoning
requirements to help guide the creation of final development plans. The deviations would allow for
flexibility in exterior building materials for structures greater than 300’ from public rights of way, a fence
height up to 14’, mechanical/outdoor equipment in excess of what is permitted by the City Code, and
flexibility in the treatment of parking and loading areas. The standards and requested deviations are listed
below with a brief review. In addition to these deviations, the Planned Unit Development will also
provide for more than one principal structure (as part of a single use) on a single parcel.
1. Section 11-4-15 Business Park District: A. Purpose and Intent: Substations are exempt from the design
regulations of the BP District.
Substations are considered essential service facilities and are therefore permitted in any zoning
district. Given the fact the location of the substation is not anticipated to be adjacent to any
residential, commercial, or public institutional uses, the proposed deviation will not result in any
impacts since the City Code only requires specific screening standards for substations adjacent to
those uses.
2. Section 11-4-15 Business Park District: C. Accessory Uses/Outdoor Structures
Section 3: The property may have outdoor mechanical and electrical equipment of size (not to
exceed the aggregate building footprint), number, volume, and location to sufficiently serve the
buildings and be in relational proximity to the buildings.
The maximum aggregate area of outdoor equipment is 5,000 square feet. This would remove that
limitation while requiring the yards containing that equipment to be located in proximity to the
buildings being served. The mechanical yards will contain things like air conditioning units,
generators, etc. The applicant indicates that the yards would be fenced and screened, and their
block plan shows the mechanical yards near the interior of the site, well away from public rights of
way.
Section 4: Private communication towers shall not exceed eighty feet (80’).
The Business Park zoning district standard for the maximum height of accessory structures is 60’.
The applicant is proposing a deviation that would accommodate communication towers up to 80’
in height. The towers will be monopole antennas.
Section 7: Outdoor structure and equipment is exempt from the site and building performance
standards in subsection G (Site and Building Standards) of this section and shall be made of
high-quality, long-lasting materials compatible with their function.
The proposed verbiage will alleviate the uncertainty contained in the current code language related
to the exemption of outdoor structures from site and building standards, which is as follows: The
City may exempt outdoor structure or equipment from the site and building performance standards in subsection G
of this section; however all such structures or equipment must be functional and shall be made of high quality long
lasting material compatible with both adjacent properties and other buildings in the BP District.
3. Section 11-4-15 Business Park District: F. Minimum Lot Requirements and Setbacks
Section 10: Increase the maximum building height from forty feet (40’) to fifty feet (50’) for
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Accessory Structures.
Because the structures will be located several hundred feet from any public rights of way, the
applicant is requesting flexibility with regards to building height as they develop their architectural
plans. The impact of such an increase on adjacent properties will be negligible.
4. Section 11-4-15 Business Park District: G. Site and Building Standards
Sections 1 (Architectural Appearance) and 2 (Building Massing) do not apply to buildings sited
greater than 300' from public right of way or to buildings sited less than 300' from the public
right of way and less than 1,000SF. Buildings within 300’ of the public right of way and under
1,000 SF will be a single-story building designed with quality, ballistic resistant materials
including steel, aluminum, and glazing. Exterior colors will be coordinated with the campus
palette.
The examples provided by the applicant of the proposed exterior materials indicate likely
compliance with the City Code. The applicant is requesting a waiver from requirements related to
articulation of facades and accentuation of entry features. This only applies to buildings at least
300’ from parcel boundaries except for structures under 1,000 square feet (gatehouses) which
would coordinate with the main campus buildings.
Section 3 (Permitted Materials) is amended to include composite metal panels as a Permitted
Material and clarify that cast in place and precast concrete panels shall include integral color.
The applicant has provided imagery of the proposed composite metal panels. These are consistent
with other recently approved projects. Additionally, the City Code allows for precast concrete
panels as a permitted material. This request is reflective of the applicant’s intent to eliminate any
uncertainty.
Section 6. Parking and Loading Areas: This section shall apply to parking areas within fifty feet
(50’), and to loading areas within 300’ of the public right of way or nonindustrial use or district.
This section of the Code requires a certain level of screening around parking lots and loading areas.
The minimum setback for parking and loading areas in the BP zoning district is 20’ in the front
and 10’ on the sides. Essentially the applicant is requesting a waiver from those standards in
exchange for an increase in setbacks for those uses.
Section 7. Landscaping: Rock, gravel, and/or mulch may be also be used as an accent material for
maintenance areas directly adjacent to a building, around utility access points (i.e. manholes,
control valves, and hand holes), or in mechanical areas.
The Code standard only allows rock or mulch to be used an accent around sod or other plantings.
This opens up the use of that material for the areas listed above.
Section 10. Rooftop Utilities: Provisions apply to buildings within three hundred feet (300’) of a
public right of way.
The exact language of the code is as follows: “The ground level view of all rooftop equipment,
including, but not limited to, rooftop structures related to elevators and other mechanical utilities,
shall be screened from public right-of-way and adjacent or nearby residential uses and districts.
Screening should be accomplished by incorporating architectural building design features such as a
parapet wall or sloping roof structures. Wood fencing shall not be permitted. If due to factors
unique to the property or the project, it is physically impossible or impractical to screen these
utilities, the City's Planning Commission may approve alternative solutions that render them
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aesthetically compatible with the building.” The proposed deviation would only apply that
standard to buildings within 300’ of a public right of way.
5. Section 11-5-2 Supplementary Regulations: C. Supplementary Yard Regulations Section 1.e and h.
Fences up to fourteen feet (14’) in height are permitted within the campus and substation, greater
than fifty feet (50’) from the public right of way.
The City Code allows fences up to 8’ in height in the business park zoning district. The applicant
is requesting that where fences are at least 50’ from the parcel boundaries that a maximum height
of 14’ be permitted. The applicant’s narrative indicates that in most places the height of the fence
will be between 10’ and 12’. Examples of the anticipated fence design have been provided by the
applicant and are included in the attachments.
CONCLUSION AND RECOMMENDATION
The applicant is requesting approval of a master development plan to rezone the subject property from
AG to BP, consistent with the City’s Comprehensive Land Use Plan, and to receive approval of certain
deviations from the City Code contained in this report and within the applicant’s narrative. The proposed
deviations will have minimal impact on adjacent properties and uses due to the size of the site and the
anticipated location of the structures. Staff is recommending approval of the Planned Unit Development
Master Development Plan with rezoning, subject to the conditions listed in the recommended action.
Those conditions include approval of a final site and building plan and approval of a plat to subdivide the
site.
kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651 645 4197
November 21, 2022
Anthony Nemcek
Senior Planner
City of Rosemount
2875 145th Street
Rosemount, MN 55068
Dear Mr. Nemcek,
Kimley-Horn, on behalf of Jimnist LLC is submitting an application for a Planned Unit Development (PUD)
Review for a proposed ±280-acre development site, dubbed “Project Bigfoot” in the southwest quadrant of
County Road 42 and Blaine Avenue within UMore Park. The Future Land Use of the property is designated
as Business Park.
Proposed Project:
Project Bigfoot is a technology campus for a confidential user. This technology campus will be comprised
of a couple main function buildings and additional ancillary buildings and support areas. The uses may
include office space, servers, and support equipment in a campus setting of complimentary one-story
buildings. It does not include distribution or production. The technology-based use generates proportionally
low traffic volumes and low impact to city services such as schools and public safety burden.
As part of UMore Park, the Project Bigfoot team is working with the University of Minnesota. Construction
commencement is planned for summer of 2023. Construction duration for the high-technology nature of
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the facilities extends several years and to update technology, continual retrofits and improvements are
invested in on the site and buildings.
The proposed technology campus of Project Bigfoot fits within the character of a Business Park and is
consistent with the Rosemount 2040 Comprehensive Plan, particularly regarding:
· Creating a Diversified Economy
· Expanding Opportunities for jobs for Rosemount residents
· Encouraging redevelopment of underdeveloped property in UMore Park
·Promoting sustainable development and resource conservation
Intent of PUD Application:
This PUD request is coming to you before the Rezoning, Site Plan and Plat applications. The intent of that
is to inform the Site Plan and design for the campus. It appears many of the code provisions are written in
spirit of traditionally sized lots in which buildings are sited closer to the street, and not in a large campus
setting. Therefore, understanding and agreement on allowable code ‘deviations’ (in exchange for project
benefits) upfront, will help guide the design and investment of this project such that a full Site Plan submittal
can be designed and submitted, which is currently planned for in Q1 of 2023. The PUD may be conditioned
on the approval of the Rezoning, Site Plan and Plat approvals.
Planned Unit Development Request:
A Planned Unit Development is intended to provide flexibility in development in order to utilize new
techniques of land development, provide energy conservation through use of more efficient building and
site design, attain Comprehensive Plan goals, all with high-quality design that is compatible to surrounding
land uses.
The proposed technology campus use would stay consistent with the Business Park designation and intent,
and offers the following benefits:
· Site Programming:
o High-tech campus bringing highly skilled, high-paying jobs to the area
o Office space will be approximately 40,000 SF and feature open and closed office space,
conference rooms, a café/dining area and amenities
· Site Design Characteristics:
o Wetland preservation
o Enhanced landscaping while protecting and maintaining many of the existing trees onsite
o Generous setbacks and green space; main buildings will be hundreds of feet setback from
the right of way, with wetlands and much of the existing tree lines remaining
o Surface stormwater features to treat and attenuate runoff
· Regional Benefits:
o The project power demands will be supported with 100% clean and renewable energy
offset
o Project Bigfoot will partner with the City to identify and execute on Water Restoration
projects
o Improvement of the adjacent roads and utility infrastructure
§ While the use generates relatively low traffic volumes, significant improvements
on CSAH 42, Blaine Avenue and Audrey Avenue will be constructed to mitigate
changes in traffic patterns
o Significant financial investment, yielding a substantial increase to the tax base and
spurring economic development in the area
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Attaining the above City goals and project benefits on a large-scale site requires efficiency in site planning
and the following deviations from the City Zoning Code, assuming Business Park zoning district:
Xcel and private substations are proposed in the southeast corner of the site to support the
high-technology use of the campus. Zoning Regulation deviation:
a. Section 11-4-15 Business Park District: A. Purpose and Intent: Substations are exempt from
the design regulations of the BP District.
In line with PUD goals of providing energy conservation with the high-technology use,
support equipment will be necessary. Mechanical and electrical equipment will be housed
in mechanical yards that are fenced and screened. A few private communication towers will
also support the site operations. The mechanical yards and communication towers are
represented on the attached block plan and site perspective drawings. Zoning Regulation
deviations are:
Section 11-4-15 Business Park District: C. Accessory Uses/Outdoor Structures
b.Section 3:The property may have outdoor mechanical and electrical equipment of size (not to
exceed the aggregate building footprint), number, volume, and location to sufficiently serve the
buildings and be in relational proximity to the buildings.
c.Section 4:Private communication towers shall not exceed eighty feet (80’).
d.Section 7:Outdoor structure and equipment is exempt from the site and building performance
standards in subsection G (Site and Building Standards) of this section and shall be made of
high-quality, long-lasting materials compatible with their function.
The various campus buildings will be constructed of high-quality materials and finishes,
with complementary architecture within the campus to make this a first-in-class business
park atmosphere. With the main buildings sited hundreds of feet away from the public right
of way, some architectural features or articulations will not be identifiable from the public
right of way and the intent of the code is not appliable due to the physical separation of the
functions. And therefore, the following Zoning Regulation deviations are requested:
Section 11-4-15 Business Park District: F. Minimum Lot Requirements and Setbacks
e.Section 10:Increase the maximum building height from forty feet (40’) to fifty feet (50’) for
Accessory Structures.
Section 11-4-15 Business Park District: G. Site and Building Standards
f.Sections 1 (Architectural Appearance) and 2 (Building Massing)do not apply to buildings
sited greater than 300' from public right of way or to buildings sited less than 300' from the
public right of way and less than 1,000SF. Buildings within 300’ of the public right of way and
under 1,000 SF will be a single-story building designed with quality, ballistic resistant materials
including steel, aluminum, and glazing. Exterior colors will be coordinated with the campus
palette.
g.Section 3 (Permitted Materials) is amended to include composite metal panels (representative
photo shown below)as a Permitted Material and clarify that cast in place and precast concrete
panels shall include integral color.
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h.Section 6. Parking and Loading Areas: This section shall apply to parking areas within fifty
feet (50’), and to loading areas within 300’ of the public right of way or nonindustrial use or
district.
i.Section 7. Landscaping: Rock, gravel, and/or mulch may be also be used as an accent
material for maintenance areas directly adjacent to a building, around utility access points (i.e.
manholes, control valves, and hand holes), or in mechanical areas.
j.Section 10. Rooftop Utilities:Provisions apply to buildings within three hundred feet (300’) of
a public right of way.
The campus will be private, surrounded by a secure high-quality fence. The fence varies in
height and is most typically 10 to 12 feet in height, but may exceed that in some instances
with grade variations. Therefore, the following Zoning Regulation deviation is requested:
k.Section 11-5-2 Supplementary Regulations: C. Supplementary Yard Regulations
Section 1.e and h.Fences up to fourteen feet (14’) in height are permitted within the campus
and substation, greater than fifty feet (50’) from the public right of way.
(Representative fence images are shown below)
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A block plan and site perspective drawings are included with this application. Please note that the
perspective drawings are intended to provide a visual for building and equipment massing only. Actual
landscape and building architectural design will be developed, which will ultimately enhance the campus
development. More detail will be forthcoming with a future Rezoning, Site Plan review, and Plat entitlement
request.
We respectfully request that the PUD be presented at the next available Planning Commission meeting for
consideration. If you have any questions or concerns, please contact me at (651) 643-0470.
Sincerely,
Trisha D. Sieh, P.E.
Vice President
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1BLOCK PLAN SDS Rev #2022.11.09BIGFOOTROSEMOUNT, MN
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