Nlake 635(12)AmSP-AG000912 T H E C I T Y 0 F.
COPPEEL ^O ND^
REQUEST FORM
CITY COUNCIL MEETING: September 12, 2000 ITEM # __~
ITEM CAPTION:
Consider approval of the Northlake 635 Business Park, Coppell Business Center III, Lots 1 & 2, Block C,
Amended Site Plan, to amend the existing site plan for a Charles Schwab AMS II facility to revise the parking
and landscaping for an 115,200 square-foot office/warehouse facility on approximately 7.1 acres of property
located at the southwest comer of Wrangler and Lakeshore Drives.
APPROVED ",,
BY
CiTY COUNC,L
SUBMITTED DATE ..... 7/g-o0 ::--:
TITLE: ( Director ot Pla~ngand Community Services O,I/~ ~
STAFF COMM~
Date of P&Z Meeting: August 17, 2000
Decision of P&Z Commission: Approved (6-0) with Commissioners Nesbit, Kittrell, McCaffrey, Clark,
Halsey and Stewart voting in favor. None opposed.
Approval is recommended, with the following conditions:
of ~
(CONDITION MET)
2)
Special Exception approval by the Board of Adjustment, per Section 34-1-8 (B) (3)
of the Landscape Ordinance allowing for rows of parking with less than 5 spaces.
The applicant shall revise the Landscape Plan to reflect the current site design. The level of
landscaping shall also be revised to reflect the current amount, which may not decrease
below the amount shown on the plan.
4) City Council must approve the proposed living screen in lieu of a 6'-high masonry wall.
· ' ~.1:'
(CONDITION MET)
-'-'- masovzy
(CONDITION MET)
nOmpactor/reclg sha~ be m~imum of 25' ~ heist,
equipment
s~een
d ~e subm~sion of a certification ~om a Suu~ral Eng~eer ~at ~ese ~ee-stand~g
w~s w~ be suu~ra~y sound without addifionM suucmral support system is requ~ed.
CITY MANAGER REVIEW:
Document Name: ~NL635sp
(CONDITIONS C~INUED ON THE NEXT PAGE)
:ffe:~a:i:e.< tI~Fo S~ .ZdO5 i00 FIN' REVIEW: ~"
NORTHLAKE 635 BUSINESS PARK, COPPELL BUSINESS CENTER III
LOTS 1 &2, BLOCK C, SITE PLAN AMENDMENT
(CONDITIONS CONTINUED)
(CONDITION MET)
OOnce recently approved replat for the subject site is recorded, the
applicant shall modify title block to reflect the following: Coppell
Business Center III, Lot 2 and 3, Block C, a replat of part of Northlake
635 Business Park.
vacuums on the roof shall be soundproofed.
.^~,; .... a ' ,,,,. (CONDITION MET)
............ ~creen:.ng .... !1.
Staff recommends approval.
CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE: NORTHLAKE 635 BUSINESS PARI~
COPPELL BUSINESS CENTER III~ LOTS l&2
BLOCK C
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
August 17, 2000
September 12, 2000
South side of Wrangler, between Lakeshore and Crestside Drives.
Approximately 8.6 acres of property.
LI (Light Industrial)
Site Plan amendment approval.
APPLICANT:
Lincoln Property Co.
3300 Lincoln Plaza
500 N. Akard
Dallas, TX 75201-3394
(214) 740-3300
FAX: (214) 361-5573
Architect:
Brian Gray
Page Southerland Page
3500 Maple Avenue
Dallas, TX 75219
(214) 522-3900
FAX: (214) 361-5573
H/STORY:
TRANSPORTATION:
A replat and site plan were approved by City Council on April 4,
2000 for the subject site. The site plan proposed a 115,200 sq. ft.
warehouse/production building consisting of 25,344 sr. of office area
and 89,856 sf. of warehousing area and provided 174 parking spaces.
A special use permit and plat to allow a 4-pump fuel island, track
maintenance garage, truck wash and a 23,102 sf office/warehouse
facility on Lot 1 was denied by City Council on June 8, 1999.
Wrangler Drive is a 4-lane undivided collector street in a 60'-wide
right-of-way. Both Lakeshore and Crestside Drives are C2U, two-
lane undivided roads built in a 60'-wide rights-of-way. The site w/ll
be accessed via two curb cuts on Cres "__-- ,, ,
Drive, and one on Wrangler Drive.
I ATTAGHI~U IU I
C.C. PACKET
Item # 10
SURROUNDING LAND USE & ZONING:
North -
South -
East-
West -
Office/warehouse facility; LI- Light Industrial
Office/warehouse facility and vacant land; LI- Light Industrial
Office/warehouse facility; LI- Light Industrial
Commercial Center with Day Care; LI- Light Industhal
COMPREHENSIVE PLAN:
The Comprehensive Plan designates the property as suitable
for light industrial and showroom type of uses.
DISCUSSION:
As mentioned in the History Section above, a site plan for the subject site
was approved in April 2000. The applicant is requesting to amend the site
plan in order to locate the Charles Schwab & Company printing facilities
on the subject site. Several modifications to the approved site plan are
proposed; however, the size of the building, the overall layout of the site,
and landscaping will remain consistent with the original site plan. All
proposed changes made to the plan are "clouded" on the submitted
materials. The site has been graded and the building foundation is
complete.
The 1.5-acre tract, adjacent to the south, which fronts on Lakeshore Drive,
will remain undeveloped at this time. The applicant has indicated that this
parcel has been studied for the_provision of additional parking to serve the
adjacent site if needed at a later date.
Site Plan
The first significant change to the site plan is the addition of
compactor/recycling equipment on the exterior of the west building wall.
This appurtenance will contain a cyclone vacuum unit, extending 10'
beyond the roofline. Given the visual impact and the potential noise which
may negatively effect the adjacent day care use, Staff recommended that
the unit be placed inside or relocated to the rear of the building, or, at a
minimum lowered below the roofline. However, the applicant has
indicated that this equipment cannot be relocated. They have attempted to
screen the compactor/recycling equipment from view with four, 25' high
tilt walls, measuring 65'-114' in length. A section is shown on the plan,
representing the sight line from Crestside Drive. Staff believes that the
screen walls will substantially screen the compactor/recycling equipment;
however, some visibility is certain. Staff is also requesting certification
from a Structural Engineer that these freestanding walls will be
structurally sound without additional structural support system.
An additional change to the site plan is the elimination of several
proposed dock doors on the east side of the building. Due to the specific
Item #10
tenant's needs, all proposed dock doors facing Lakeshore Drive will be
omitted and replaced with glass aluminum storefront windows and a
passenger vehicle parking area. Staff supports this change to a less
intensive, commercial office area along Lakeshore Drive.
Similar to the original site plan, the south side of the building will house a
service yard, containing transformers, generators, and cooling elements.
A 20' high screen wall on all sides will screen the area. As currently
proposed, the screen wall would be constructed of aluminum louvers.
Staff does not support the choice of materials and recommends the screen
wall materials be held to the same standard as the main building, with a
maximum of 20% of the screen wall consisting of non-masonry materials.
Aluminum louvers should be used as needed for circulation, but should
not serve as the primary material. Further, alternative materials for access
gates are also recommended in lieu of chain link.
The building elevations show a 2-tone painted tilt wall structure in grey-
green and taupe shades. Accent square, reveals, stairs and railings are
shown in a grey-green shade. The windows are green solex glass.
As previously approved, a 60-square foot monument sign will be
constructed shown on top of the berm at the southwest comer of Wrangler
and Lakeshore Drives. The sign is a 6" concrete panel painted to match
the building. The sign will reference the Coppell Business Center II and
the future tenant Charles Schwab.
Parking
Staff is concerned with the amount of proposed parking. Initially, the
applicant indicated their intentions to maintain the previously approved
mix of office and warehouse with 22% of the facility devoted to office and
the remaining 78% for warehousing, resulting in a parking requirement of
174 spaces. Since that time, the amount of parking and the mix of office
and warehouse space have considerably varied with each re-submission.
Staff requested that the applicant calculate the required parking in
accordance with Section 34-6 (18) of the zoning ordinance, which requires
one space per employee per maximum shift, but not less than one space
per 1,000 square feet. In response to staff's request, the applicant's next
submission indicated that 40% will be office and 60% warehouse; the
number of employees was still not shown, but mentioned at the DRC
meeting to be approximately 250 employees. The current site plan shows a
maximum of 175 employees per shift, served by 214 parking spaces; an
adequate amount of parking according to the numbers on the site plan.
However, given the substantial variation in office/warehouse square
footage and the projected employee count, staff is concerned that the
Item#10
number of employees is not definitive and that eventual expansion of this
facility may result in the need for additional parking. In order to ensure
that parking does not become deficient in the future, staff is
recommending that a maximum of 35% of building square footage be
devoted to office uses. While the level of required parking is currently
based on the number of employees and appears sufficient, adherence to
both standards, parking based on the number of employees and the square
footage of office, will provide assurance that parking will remain in
compliance. In the event the employee count or the ratio of office
increases, then additional parking could potentially be provided on the
vacant tract abutting to the south which is under the same ownership. An
amended site plan would be required.
Finally, the current site plan submission indicates that 216 spaces are
proposed; however, staff's calculation indicates that only 214 spaces are
actually proposed.
Landscape Plan
As submitted, the landscape plan is not consistent with the site plan. The
applicant recently revised the site plan to provide screening for the
recycling/compactor area, but corresponding revisions were not made the
landscape plan. While the plan does not reflect the exact proposed site
design, it is apparent that minor changes to the plan would remedy these
inconsistencies. Landscape areas surrounding the proposed 25' high
screen walls will have to be revised; however, it is staff's interpretation
that the level of landscaping will actually increase due to the elimination
of several parking spaces to provide space for the screen walls.
The submitted landscape plan does comply with landscape requirements;
however, inconsistencies must be remedied.
In all districts where loading areas are facing a street a 6'-high screening
wall is required. City Council may modify the screening treatment and
allow a living screen. The application shows that a 3'-high berm with
Needlepoint Holly shrubs and Leyland Cypress planted on top and
between the berms, with Live Oak perimeter trees interspersed between
the berms to screen dock doors along Crestside Drive. The 25' high
screen walls proposed along Crestside Drive will aid in screening the
loading areas, but will not completely screen these areas.
As noted on the site plan, there are two rows of parking on the east side of
the building that contain less than the minimum 5 spaces. The applicant
will be required to apply for Special Exception to the Board of
Adjustment, per Section 34-1-8 (B) (3) of the Landscape Ordinance
allowing for rows of parking with less than 5 spaces.
Item #10
RECOMMENDATION TO THE PLANNING & ZONING COMMISSION:
While staff has some concerns relating to the parking and the addition of the
compactor/recycling equipment, the elimination of numerous dock doors and
additional screening are improvements and supported by staff. The recommended
conditions should ensure quality screening, materials, and design, Therefore, staff
recommends APPROVAL of the site plan revision subject to the following
conditions being met:
1)
2)
3)
4)
1)
2)
3)
4)
6)
7)
8)
9)
Interior office space can not exceed 35% (40,320 sf.) of the
building area.
Special Exception approval by the Board of Adjustment,
per Section 34-1-8 (B) (3) of the Landscape Ordinance
allowing for rows of parking with less than 5 spaces.
The applicant shall revise the landscape to reflect the
current site design. The level of landscaping shall also be
revised to reflect the current amount, which may not
decrease below the amount shown on the plan.
City Council must approve the proposed living screen in
lieu of a 6'-high masonry wall.
Service yard screening wall shall contain a maximum of
20% non-maso _nty materials.
Service yard access gates shall be of a non-masonry
material other than chain link.
Compactor/recycling equipment screen walls shall be a
minimum of 25' in height, and the submission of a
certification from a Structural Engineer that these free-
standing walls will be structurally sound without additional
structural support system is required.
Correct plan to show that 214 spaces are proposed and not
216.
Once recently approved replat for the subject site is
recorded, the applicant shall modify title block to reflect
the following: Coppell Business Center III, Lot 2 and 3,
Block C, a replat of part of Northlake 635 Business Park.
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Photograph of Proposed Recycling/Compactor unit
2) Site Plan
3) Building Elevations
Item #10
ATTACHED TO
C.C. PACKET
4)
~)
~)
Landscape Plan
Landscape Details
Landscape Tabulations
Item #10
ATTACHED TO
C.C. PACKET
ATTACHED TO
C.C. PACKET
T H E; · C I T Y · O F
COPPEi £ AGENDA REQUEST FORM
CITY COUNCIL MEETING: September 12, 2000 ITEM #
ITEM CAPTION:
Consider approval of the Northlake 635 Business Park, Coppell Business Center III, Lots 1 & 2, Block C,
Amended Site Plan, to amend the existing site plan for a Charles Schwab AMS II facility to revise the parking
and landscaping for an 115,200 square-foot office/warehouse facility on approximately 7.1 acres of property
located at the southwest comer of Wrangler and Lakeshore Drives.
SUBMITTED BY: Gary L. Sieb
TITLE: Director of Planning and Community Services
STAFF COMMENTS:
Date of P&Z Meeting: August 17, 2000
Decision of P&Z Commission: Approved (6-0) with Commissioners Nesbit, Kittrell, McCaffrey, Clark,
Halsey and Stewart voting in favor. None opposed.
Approval is
recommended, with the following conditions:
T~,*,~,',: ,',$Y:~,'.,~ ,'~'"'"'~ "'"" ~'"'* ,~,..,~.~A ~0/_ /ACt "l'*)t~ o,e% ,.,,e ,l,... 1~..;1,.14~ .~--,=.~
(CONDITION MET)
Special Exception approval by the Board of Adjustment, per Section 34-1-8 (B) (3)
of the Landscape Ordinance allowing for rows of parking with less than 5 spaces.
3)
The applicant shall revise the Landscape Plan to reflect the current site design. The level of
landscaping shall also be revised to reflect the current amount, which may not decrease
below the amount shown on the plan.
4)----~unfil m,~~ve the pro_ screen na '' w
(CONDITION MET)
(CONDITION MET)
7)
Compactor/recycling equipment screen walls shall be a minimum of 25' in height,
and the submission of a certification from a Structural Engineer that these free-standing
walls will be structurally sound without additional structural support system is required.
(CONDITIONS C~INUED ON THE NEXT PAGE)
CITY MANAGER REVIEW:
Document Name: (~qL635sp
NORTHLAKE 635 BUSINESS PARK, COPPELL BUSINESS CENTER III
LOTS 1&2, BLOCK C, SITE PLAN AMENDMENT
(CONDITIONS CONTINUED)
(CONDITION MET)
9)
Once recently approved replat for the subject site is recorded, the
applicant shall modify title block to reflect the following: Coppell
Business Center III, Lot 2 and 3, Block C, a replat of part of Northlake
635 Business Park.
10) All vacuums on the roofshalI be soundproofed.
(CONDITION
Staff recommends approval.
CITY OF COPPELL
PLANNING DEPARTME~
STAFF REPORT
CASE: NORTHLAKE 635 BUSINESS PARI
COPPELL BUSINESS CENTER III, LOTS l&2
BLOCK C
P & Z HEARING DATE:
C.C. HEARING DATE:
LOCATION:
SIZE OF AREA:
CURRENT ZONING:
REQUEST:
August 17, 2000
September 12, 2000
South side of Wrangler, between Lakeshore and Crestside Drives.
Approximately 8.6 acres of property.
LI (Light Industrial)
Site Plan amendment approval.
APPLICANT:
Owner:
Lincoln Property Co.
3300 Lincoln Plaza
500 N. Akard
Dallas, TX 75201-3394
(214) 740-3300
FAX: (214) 361-5573
Architect:
Brian Gray
Page Southerland Page
3500 Maple Avenue
Dallas, TX 75219
(214) 522-3900
FAX: (214) 361-5573
H/STORY:
TRANSPORTATION:
A replat and site plan were approved by City Council on April 4,
2000 for the subject site. The site plan proposed a 115,200 sq. fl.
warehouse/production building consisting of 25,344 sr. of office area
and 89,856 sr. of warehousing area and provided 174 parking spaces.
A special use permit and plat to allow a 4-pump fuel island, truck
maintenance garage, truck wash and a 23,102 sf office/warehouse
facility on Lot 1 was denied by City Council on June 8, 1999.
Wrangler Drive is a 4-lane undivided collector street in a 60'-wide
right-of-way. Both Lakeshore and Crestside Drives are C2U, two-
lane undivided roads built in a 60'-wide fights-of-way. The site will
be accessed via two curb cuts on Crestside Drive, two on Lakeshore
Drive, and one on Wrangler Drive.
Item glO
SURROUNDING LAND USE & ZONING:
North -
South -
East-
West -
Office/warehouse facility; LI- Light Industrial
Office/warehouse facility and vacant land; LI- Light Industrial
Office/warehouse facility; LI- Light Industrial
Commercial Center with Day Care; LI- Light Industrial
COMPREHENSIVE PLAN:
The Comprehensive Plan designates the property as suitable
for light industrial and showroom type of uses.
DISCUSSION:
As mentioned in the History Section above, a site plan for the subject site
was approved in April 2000. The applicant is requesting to amend the site
plan in order to locate the Charles Schwab & Company printing facilities
on the subject site. Several modifications to the approved site plan are
proposed; however, the size of the building, the overall layout of the site,
and landscaping will remain consistent with the original site plan. All
proposed changes made to the plan are "clouded" on the submitted
materials. The site has been graded and the building foundation is
complete.
The 1.5-acre tract, adjacent to the south, which fronts on Lakeshore Drive,
will remain undeveloped at this time. The applicant has indicated that this
parcel has been studied for the.provision of additional parking to serve the
adjacent site if needed at a later date.
Site Plan
The first significant change to the site plan is the addition of
compactor/recycling equipment on the exterior of the west building wall.
This appurtenance will contain a cyclone vacuum unit, extending 10'
beyond the roofline. Given the visual impact and the potential noise which
may negatively effect the adjacent day care use, Staff recommended that
the unit be placed inside or relocated to the rear of the building, or, at a
minimum lowered below the roofline. However, the applicant has
indicated that this equipment cannot be relocated. They have attempted to
screen the compactor/recycling equipment from view with four, 25' high
tilt walls, measuring 65'-114' in length. A section is shown on the plan,
representing the sight line from Crestside Drive. Staff believes that the
screen walls will substantially screen the compactor/recycling equipment;
however, some visibility is certain. Staff is also requesting certification
from a Structural Engineer that these freestanding walls will be
structurally sound without additional structural support system.
An additional change to the site plan is the elimination of several
proposed dock doors on the east side of the building. Due to the specific
Item # 10
tenant's needs, all proposed dock doors facing Lakeshore Drive will be
omitted and replaced with glass aluminum storefront windows and a
passenger vehicle parking area. Staff supports this change to a less
intensive, commercial office area along Lakeshore Drive.
Similar to the original site plan, the south side of the building will house a
service yard, containing transformers, generators, and cooling elements.
A 20' high screen wall on all sides will screen the area. As currently
proposed, the screen wall would be constructed of aluminum louvers.
Staff does not support the choice of materials and recommends the screen
wall materials be held to the same standard as the main building, with a
maximum of 20% of the screen wall consisting of non-masonry materials.
Aluminum louvers should be used as needed for circulation, but should
not serve as the primary material. Further, alternative materials for access
gates are also recommended in lieu of chain link.
The building elevations show a 2-tone painted tilt wall structure in grey-
green and taupe shades. Accent square, reveals, stairs and railings are
shown in a grey-green shade. The windows are green solex glass.
As previously approved, a 60-square foot monument sign will be
constructed shown on top of the berm at the southwest comer of Wrangler
and Lakeshore Drives. The sign is a 6" concrete panel painted to match
the building. The sign will reference the Coppell Business Center II and
the future tenant Charles Schwab.
Parking
Staff is concerned with the amount of proposed parking. Initially, the
applicant indicated their intentions to maintain the previously approved
mix of office and warehouse with 22% of the facility devoted to office and
the remaining 78% for warehousing, resulting in a parking requirement of
174 spaces. Since that time, the amount of parking and the mix of office
and warehouse space have considerably varied with each re-submission.
Staff requested that the applicant calculate the required parking in
accordance with Section 34-6 (18) of the zoning ordinance, which requires
one space per employee per maximum shift, but not less than one space
per 1,000 square feet. In response to staWs request, the applicant's next
submission indicated that 40% will be office and 60% warehouse; the
number of employees was still not shown, but mentioned at the DRC
meeting to be approximately 250 employees. The current site plan shows a
maximum of 175 employees per shift, served by 214 parking spaces; an
adequate amount of parking according to the numbers on the site plan.
However, given the substantial variation in office/warehouse square
footage and the projected employee count, staff is concerned that the
Item #10
number of employees is not definitive and that eventual expansion of this
facility may result in the need for additional parking. In order to ensure
that parking does not become deficient in the future, staff is
recommending that a maximum of 35% of building square footage be
devoted to office uses. While the level of required parking is currently
based on the number of employees and appears sufficient, adherence to
both standards, parking based on the number of employees and the square
footage of office, will provide assurance that parking will remain in
compliance. In the event the employee count or the ratio of office
increases, then additional parking could potentially be provided on the
vacant tract abutting to the south which is under the same ownership. An
amended site plan would be required.
Finally, the current site plan submission indicates that 216 spaces are
proposed; however, staff's calculation indicates that only 214 spaces are
actualIy proposed.
Landscape Plan
As submitted, the landscape plan is not consistent with the site plan. The
applicant recently revised the site plan to provide screening for the
recycling/compactor area, but corresponding revisions were not made the
landscape plan. While the plan does not reflect the exact proposed site
design, it is apparent that minor changes to the plan would remedy these
inconsistencies. Landscape areas surrounding the proposed 25' high
screen walls will have to be revised; however, it is staff's interpretation
that the level of landscaping will actually increase due to the elimination
of several parking spaces to provide space for the screen walls.
The submitted landscape plan does comply with landscape requirements;
however, inconsistencies must be remedied.
In all districts where loading areas are facing a street a 6'-high screening
wall is required. City Council may modify the screening treatment and
allow a living screen. The application shows that a 3'-high berm with
Needlepoint Holly shrubs and Leyland Cypress planted on top and
between the berms, with Live Oak perimeter trees interspersed between
the berms to screen dock doors along Crestside Drive. The 25' high
screen walls proposed along Crestside Drive will aid in screening the
loading areas, but will not completely screen these areas.
As noted on the site plan, there are two rows of parking on the east side of
the building that contain less than the minimum 5 spaces. The applicant
will be required to apply for Special Exception to the Board of
Adjustment, per Section 34-1-8 (B) (3) of the Landscape Ordinance
allowing for rows of parking with less than 5 spaces.
Item # 10
RECOMMENDATION TO THE PLANNING & ZONING COMMISSION:
While staff has some concerns relating to the parking and the addition of the
compactor/recycling equipment, the elimination of numerous dock doors and
additional screening are improvements and supported by staff. The recommended
conditions should ensure quality screening, materials, and design, Therefore, staff
recommends APPROVAL of the site plan revision subject to the following
conditions being met:
ALTERNATIVES:
l)
2)
3)
4)
1)
2)
3)
4)
5)
6)
7)
8)
9)
Interior office space can not exceed 35% (40,320 sf.) of the
building area.
Special Exception approval by the Board of Adjustment,
per Section 34-1-8 (B) (3) of the Landscape Ordinance
allowing for rows of parking with less than 5 spaces.
The applicant shall revise the landscape to reflect the
current site design. The level of landscaping shall also be
revised to reflect the current amount, which may not
decrease below the amount shown on the plan.
City Council must approve the proposed living screen in
lieu of a 6'-high masonry wall.
Service yard screening wall shall contain a maximum of
20% non-maso _n[y materials.
Service yard access gates shall be of a non-masonry
material other than chain link.
Compactor/recycling equipment screen walls shall be a
minimum of 25' in height, and the submission of a
certification from a Structural Engineer that these free-
standing walls will be structurally sound without additional
structural support system is required.
Correct plan to show that 214 spaces are proposed and not
216.
Once recently approved replat for the subject site is
recorded, the applicant shall modify title block to reflect
the following: Coppell Business Center III, Lot 2 and 3,
Block C, a replat of part of Northlake 635 Business Park.
Recommend approval of the request
Recommend disapproval of the request
Recommend modification of the request
Take under advisement for reconsideration at a later date.
ATTACHMENTS: 1) Photograph of Proposed Recycling/Compactor unit
2) Site Plan
3) Building Elevations
Item #10
4)
5)
6)
Landscape Plan
Landscape Details
Landscape Tabulations
Item #10