Loading...
HomeMy WebLinkAboutPD2006-02/Z2006-04i. ., CITY OF GRAPEVINE . ZONE CHANGE APPLICATION 1. Applicant/Agent Name Bruno Rumbelow Company Name City of Grapevine Address P 0 Box 95104 City Grapevine State Texas Zip 76099 Phone # 817-410-3154 Fax # 2. Applicant's interest in subject property 3. Property owner(s) name Gary Sch rag i n - LA'�HO LD ADVISORS Address P 0 Box 92533 City South l ake State Texas Zip 76092 Phone # 817-461-3488 Fax # 4. Address of subject property ?-�01 Legal Description: Lot 1-4 Block 1 Addition Grapevine Lofts Size of subject property 10.58 acres square foot Metes & Bounds must be described on 8 'h " x 11" sheet 5. Present Zoning Classification "CC" Community Commercial 6. Present Use of Property vacant/residential 7. Requested Zoning District "R -MF -2" Multifamily 8. The applicant understands the master plan designation and the most restrictive zone that would allow the proposed use is 9. Minimum/Maximum District size for requested zoning O:ZCUWPP-ZNCP 2 1/98 www.d.grapevine.tx.us Zo(.P-[)Lt 10. Describe the proposed use rP-gi dent i n l rnndom i n i i im 11. The Concept Plan submission shall meet the requirements of Section 45, Contents of a Concept Plan, Section 45.C. All Zone Change Requests are assumed to be complete when filed and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings maybe continued to the next public hearing. Public hearings will not be tabled Any changes to a concept plan approved with a zone change request can only be approved by city council through the public hearing process. . I have read and understand all of the requirements as set forth by the application for zone change request and acknowledge that all requirements of this application have been met at the time of submittal. 11. Signature to authorize a zone change request and place a zone change request sign on the subject property. Applicant (print): Applicant signature: Property Owner (print): Gary SCh rag i r, 3 Property Owner signature: O:ZCU\APP-ZNCP 3 1198 www.ci.grapevineAx.us The State of —Texas County of Tarrant Before me Susan Batte on this day personally appeared Bruno_ Rumhelow known to me (or proved to me on the oath of or through drivers license (description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. 0' L Given under my hand and seal of office this 3day of Fek CUa 1- --f A.D. SEALo"'f, BATr z o I -E crt 16111% 1 1% The State of Texa County of Tarrant otary Signature Before me slisao Ratte on this day personally appeared Gary Schrag in known to me or proved to me on the oath of or through diver license --- (description of identity card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. Given under my hand and seal of office this n Cf day of _Fe-, kc t,(_c�, c A.D. A T, -,pr SEAL BCa -""Notary Signature C) CO % rE EX Pa Z O:ZCU\APP-ZNCP 4 1/98 www.d.grapevineAx.us PQos-oa .GWeVENEE �T� E X' A S CITY OF GRAPEVINE PLANNED DEVELOPMENT OVERLAY APPLICATION PART 1. APPLICANT INFORMATION Name of applicant/ agent.' City of Grapevine Street address of applicant/ agent P 0 Box 95104 City / State / Zip Code of applicant / agent: Grapevine, TX 76099 Telephone number of applicant/ agent.' Fax number of applicant/ agent: 817-410-3154 Email address of applicant/ agent Mobile phone number of applicant/ agent Applicant's interest in subject property. PART 2. PROPERTY INFORMATION Street address of subject property 2301 WQSV 6m{''vj,'nV- v tb5 Legal description of subject propeny (,Sieves & pounds must be described on 8 1/2"x 11" sheet) Lots 1-4, Block 1, Grapevine Lofts Size of subject property 10.58 Acres Present zoning classification: Proposed use of the property: Square footage CC - proposed R- F-2 Residential Condominium Minimum / maximum district size for request.' Zoning ordinance provision requesting deviation from: PART 3. PROPERTY OWNER INFORMATION Name of current property owner.• Gary Schragin - Landhold Advisors Street address of property owner. P 0 Box 92533 City/ State/ Zip Code of property owner., Southlake, TX 76092 Telephone number of property owner.- Fax number of property owner., -817-461--3L88 \\CHDN\VOL1 \DATA\COMMDEV\ZCU\FORMS\app. pd.doc 04.05 Ppoc�-oa ❑ Submit a letter describing the proposed Planned Development and note the request on the site plan document. ❑ Describ any special requirements or conditions that require deviation of the zoning district regulations. ❑ Describe whether the proposed overlay will, or will not cause substantial harm to the value, use or enjoyment of other property in the neighborhood. ❑ Describe how the proposed planned development will add to the value, use or enjoyment of other property in the neighborhood. ❑ The site plan submission shall meet the requirements of Section 47, Site Plan Requirements. ❑ All planned development overlay applications are assumed to be complete when riled and will be placed on the agenda for public hearing at the discretion of the staff. Based on the size of the agenda, your application may be scheduled to a later date. ❑ All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will not be tabled. ❑ Any changes to a site plan (no matter how minor or major) approved with a planned development overlay can only be approved by city council through the public hearing process. ❑ I have read and understand all the requirements as set forth by the application for planned development overlay and acknowledge that all requirements of this application have been met at the time of submittal. PART 4. SIGNATURE TO AUTHORIZE PLANNED DEVELOPMENT OVERLAY REQUEST AND PLACE A PLANNED OVERLAY REQUEST SIGN ON THE SUBJECT PROPERTY Bruno Rumbelow Print Applicant's Name: Applicant's Signature: The State Of-- I PX a S County Of Tarrant Before Me Susan B a t t e on this day personally appeared Bruno Rumbelow (notary) (applicant) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. �i tt s Doc)6 (Seal) Given under rpt ��of office this day of b A D. ®®��5PRYPUC'% • y g Notary In d For State Of Texas ..a ®°®®r 06/23i24��®® Gary Schraain Print Property Owners Name: Prope O is Sig tune: The State Of T P X a $ County Of r r fig_ Before Me S 11 S a n Ba t tp on this day personally appeared (",q ry�i r a X11 n (notary) (property owner) known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. I tttt (Seal) Given under my h s fte this day of -E. b (' t� (` °-( A.D. Q00b. OxigY PU�°l �� Nota nd For State Of Texas 1'�°® \\CHDN\VOL1 \DATA\COMMDEV\ZCU\FORMS\app.pd.doc 04.05 a a 91 Ms. Janice Gregory Fort Worth Star Telegram P.O. Box 1870 Fort Worth, Texas 76102 RE: Grapevine Account # CIT 25 Dear Ms. Gregory, February 3, 2006 Please find enclosed the following for publication on February 5, 2006, in the Northeast Edition of the Neighborhood Extra Section of the Fort Worth Star Telegram. (One time only) Item Notice of Public Hearing Z06-01, CU06-01, SU06-01, Great Wolf Resorts Notice of Public Hearing Z06-02, PD06-01, Linkside at Grapevine Notice of Public Hearing Z06-04, PD06-02, Grapevine Lofts Notice of Public Hearing CU06-02, Eagle Believers Church Notice of Public Hearing CU06-03, LA -Z -BOY Notice of Public Hearing AM01-06, Zoning Ordinance Amendments Meeting Date February 21, 2006 February 21, 2006 February 21, 2006 February 21, 2006 February 21, 2006 February 21, 2006 As always, your assistance is greatly appreciated. If you have any questions please contact me at (817) 410-3155. Sincerely, .17, Ron Stombaugh, Development Manager Development Services Enclosure /rs DEVELOPMENT SERVICES DEPARTMENT The City of Grapevine • P O Box 95104 • Grapevine, Texas 76099 • (817) 410-3154 Fax (817) 410-3018 • www.ci.grapevine.tx.us CITY OF GRAPEVINE, TEXAS On Tuesday evening, February 21, 2006 at 7:30 P.M. in the City Council Chambers, 2nd Floor, 200 South Main Street, Grapevine, Texas, the City Council and Planning and Zoning Commission of the City of Grapevine will hold a public hearing to consider the following items: Case Number/Name: Z06-01, CU06-01, SU06-01 Great Wolf Resort Applicant: GSBS Location: 1400 State Highway 26, proposed Lots 1-4, Block 1, Great Wolf Addition of Grapevine Current Zoning: "LI" Light Industrial District Proposal: The applicant is requesting to rezone 51.36 acres from "LI" Light Industrial to "CC Community Commercial District; a conditional use permit to allow a hotel with the possession, storage, retail sale and on -premise consumption of alcoholic beverages (beer, wine and mixed beverages) in conjunction with a restaurant and to exceed the 50 -foot height requirement; and a special use permit to allow for video games in excess of eight machines. A copy of the site plan is on file at the Department of Development Services. The property is owned by Great Wolf Resorts Inc. Case Number/Name: Z06-02, PD06-01, Linkside at Grapevine Applicant: Dowdey, Anderson and Associates, Inc. Location: 2601 Grapevine Mills Boulevard North, proposed Lots 1-39, Block 1, Linkside at Grapevine Current Zoning: "R -MF -1" Multifamily District Proposal: The applicant is requesting to rezone approximately 8.755 acres from "R -Mf -1" Multifamily District to `R-TH" Townhouse District and a planned K development overlay to include but not be limited to deviation from the required access to public right-of-way, lot width minimum, lot size minimum, the front, rear and side yard setbacks, the maximum building coverage, maximum impervious area, minimum open space, the maximum building height and the break in the horizontal and vertical elevation. A copy of the site plan is on file at the Department of Development Services. The property is owned by Toll TX IV, L.P. Case Number/Name: Z06-04, PD06-02, Grapevine Lofts Applicant: City of Grapevine Location: 2301 Grapevine Mills Boulevard North, Lots 1-4, Block 1, Grapevine Lofts Current Zoning: "CC" Community Commercial Proposal: The applicant is requesting to rezone approximately 11 acres from "CC" Community Commercial District to "R -MF -2" Multifamily District and a planned development overlay to include but not be limited to deviation from maximum density, side yard setback, buffer area, building height, building length, and building separation. A copy of the site plan is on file at the Department of Development Services. The property is owned by Gary Schragin. Case Number/Name: CU06-02, Eagle Believers Church Applicant: BGO Architects Location: 925 Minters Chapel Road, Lot 1, Block 1, HFCC Addition Current Zoning: "LI" Light Industrial District Proposal: The applicant is requesting a conditional use permit to amend the previously approved site plan, specifically for the addition of an office/warehouse 3 building. A copy of the site plan is on file at the Department of Development Services. The property is owned by Agape World Group. Case Number/Name: CU06-04, LA -Z -BOY Applicant: Bury & Partners Location: 3450 Grapevine Mills Parkway, Lot 2B, Block B, Grapevine Vineyard Current Zoning: "CC" Community Commercial Proposal: The applicant is requesting a conditional use permit to establish a planned commercial center for retail development. A copy of the site plan is on file at the Department of Development Services. The property is owned by Grapevine American LTD. AMENDMENTS TO COMPREHENSIVE ZONING ORDINANCE 82-73 The City Council and the Commission will consider amendments and changes to the Comprehensive Zoning Ordinance, No. 82-73, same being Appendix D of the Code of Ordinances as follows: Section 60, Sign Regulations relative to the types permitted, gross surface area and maximum height, for signage in the "R -MF -1" and "R -MF -2" Multifamily District, and any other additions, deletions, or changes to various sections, articles and provisions contained in said Ordinance No. 82-73. After all parties have been given an opportunity to speak, the public hearing will be closed and the Commission and the City Council will deliberate the pending matters. Please contact the Department of Development Services concerning any questions, 200 South Main Street, Grapevine, Texas, 76051 or P.O. Box 95104, Grapevine, Texas, 76099,817- 410-3155. El HP OfficeJet K Series K80 Log for Personal Printer/Fax/Copier/Scanner DEVELOPMENT SERVICES 8174103018 Feb 03 2006 3:00pm Last Transaction Date Time Tune Identification Duration Pales Result Feb 3 2:58pm Fax Sent 98173907520 1:28 4 OK Star -Telegram 400 W. 7TH STREET FORT WORTH, TX 76102 (817)390-7761 Federal Tax ID 22-3148254 Bill To: CITY OF GRAPEVINE SECRETARY PO BOX 95104 GRAPEVINE, TX 76099-9704 ttn VANS . o CITY OF GRAPEVI Sales Discount Misc Fee Case Number/Name: Z06-01, CU06-01 SU06-01 Great Wolf Resort Applicant: GSBS Lpcat10 . 1400 State SUBSCRIBED AND Thank You Foi Remit To: Star P. FO imbedName: dustrial . to - "CC" O at Grape a Community Commer- Dowdey, and Asso- cial District; a condi- I c. tional use permit to 2601 allow a hotel with the e Mills Bou-- North, pro- possession, storage, Lots 1-39, retail sale and on - THE STATE OF TEM premise consumption of alcoholic beverag- County of Tarrant es (beer, wine and mixed beverages) in The appli- conjunction with a equesting to pproximately res from R restaurant and to Before me, a Not( exceed the 50 -foot height requirement; for the Star-Telegr and a special use permit to allow for depose and say t video games in ex - cess of eight ma - LEGAL DEPT. STAR site plan is on file the, (817) 390-7320 the Department of Development Servic- 'erequired public right- es. The property is is lot width owned by Great lot size Resorts Inc. SUBSCRIBED AND Thank You Foi Remit To: Star P. FO imbedName: es. i ne propen owned b Al O at Grape a World Group. Dowdey, and Asso- Case Number/N. I c. CU06-04, LA -Z -E 2601 Applicant: Bury Partners e Mills Bou-- North, pro- Location: Lots 1-39, Grapevine Parkway Lot Linkside at Block B, GrapF ie ming: "R -MF- ;mily District 1 Vineyard Current Zoning: Community Mtn The appli- cial equesting to pproximately res from R Proposal: The -a cant is requestit Multifam�ilyy "R conditional use pi to establish a pl�l to -TP is e District commercial cetrtti planned de- retail develop" copy of the srta;, it overlay to but not be is on file at tha o deviation partment of Div+ 'erequired public right- ment Services-' property is owrte lot width L.rr�evme Amid lot size I side trvarld 76101-2051 mum building cover- age, maximum im- pervious area, mini- mum open space, the maximum buildingg height and the'break in the horizontal and vertical elevation. A copy of the site plan is on file at the De- partment of Develop- ment Services. The proa is owned by ToIPT iV, L.P. i INVOICE Customer ID: CIT25 Invoice Number: 265956561 Invoice Date: 2/5/06 Terms: Net due in 21 days Due Date: 2/28/06 PO Number: Order Number: Sales Rep: 26595656 073 , J Description: CITY OF GRAPEVI Publication Date: 2/5/06 245 LINE $8.13 $1,992.40 ($1,237.80) $2.25 Net Amount: $756.W'- 1 ( ' - U peared Lisa Wesselman, Bid and Legal Coordinator Worth, in Tarrant County, Texas; and who, after being duly sworn, did Nq§ published in the above named paper on the listed dates: BIDS & Customer ID: Customer Name: Invoice Number: Invoice Amount: PO Number: Amount Enclosed CIT25 CITY OF GRAPEVINE SECR 265956561 $756.85 Development Service Department Public Hearing Property Owner Research Applicant: GRAPEVINE LOFTS Case No.: Z06-04, PD06-02 Address/Legal Description: 2301 GRAPEVINE MILLS BLVD N Legal Description Situs Address Tax Roll Name/Address GRAPEVINE MILLS 003000 GRAPEVINE GRAPEVINE MILLS LTD PRTNSHP ADDITION MILLS PKWY PO BOX 12034 BLK 1 LOT 1R2 ARLINGTON VA 222192034 GRAPEVINE MILLS 002608 GRAPEVINE GRAPEVINE MILLS LTD PRTNSHP ADDITION MILLS CIR PO BOX 12034 BLK 1 LOT 1R2C ARLINGTON VA 222192034 GRAPEVINE MILLS 002240 W GRAPEVINE GRAPEVINE LODGING ADDITION MILLS CIR PARTNERS,LP BLK 6 TRACT AR 1721 PLEASANT PL ARLINGTON TX 760154529 ANDERSON, ANDREW W 002853 ANDERSON U S CORP OF ENGINEERS SURVEY GIBSON RD 110 FAIRWAY DR A 26 TR 4 GRAPEVINE TX 76051 COWBOYS/HILTON GOLF CLUB ANDERSON, ANDREW W 002103 ANDERSON CARTER GRAPEVINE SURVEY GIBSON RD PARTNERS,ETAL A 26 TR 513 PO BOX 1395 PALM DESERT CA 922611395 ANDERSON, ANDREW W 002853 ANDERSON U S CORP OF ENGINEERS SURVEY GIBSON RD A 26 TR 5801 SUGGS, HENRY SURVEY 002611 ANDERSON IHNFELDT, WM D & RONLD A 1415 TR 1A01 GIBSON RD WARRICK ABST 1415 TRS 1A1 & 2717 ANDERSON GIBSON RD 1D1 GRAPEVINE TX 760519616 SUGGS, HENRY SURVEY 002611 ANDERSON IHNFELDT, WM D & RONLD A 1415 TR 1A01 GIBSON RD WARRICK ABST 1415 TRS 1A1 & 2717 ANDERSON GIBSON RD 1D1 GRAPEVINE TX 760519616 SUGGS, HENRY SURVEY 002611 ANDERSON IHNFELDT, WM D & RONLD A 1415 TR 1A01 GIBSON RD WARRICK ABST 1415 TRS 1A1 & 2717 ANDERSON GIBSON RD 1D1 GRAPEVINE TX 760519616 SUGGS, HENRY SURVEY 002851 ANDERSON GRAPEVINE MULTI FAMILY LAND A 1415 TR 1C GIBSON RD PO BOX 540248 DALLAS TX 753540248 SUGGS, HENRY SURVEY 002847 ANDERSON GRAPEVINE MULTI FAMILY LAND A1415 TR 1C04 GIBSON RD PO BOX 540248 DALLAS TX 753540248 SUGGS, HENRY SURVEY 002611 ANDERSON IHNFELDT, WILLIAM D A 1415 TR 1 D03 GIBSON RD 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 SUGGS, HENRY SURVEY 002717 ANDERSON IHNFELDT, WILLIAM D A 1415 TR 1 D03 GIBSON RD 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 SUGGS, HENRY SURVEY 002707 ANDERSON HUTCHINSON, IRENE JANET A 1415 TR 1D0313 GIBSON RD 2707 ANDERSON GIBSON RD GRAPEVINE TX 760519616 0AZCUIF0RMS\ZCU.31.doc 1 J J Development Service Department Public Hearing Property Owner Research Applicant: GRAPEVINE LOFTS Case No.: Z06-04, PD06-02 Address/Legal Description: 2301 GRAPEVINE MILLS BLVD N Legal Description Situs Address Tax Roll Name/Address SUGGS, HENRY SURVEY 002511 ANDERSON UPTON, JAMES ROLAND A 1415 TR 1D03C GIBSON RD 2511 ANDERSON GIBSON RD GRAPEVINE TX 760519612 SUGGS, HENRY SURVEY 002103 ANDERSON CARTER GRAPEVINE A 1415 TR 1 E GIBSON RD PARTNERS,ETAL PO BOX 1395 PALM DESERT CA 922611395 Proof of Notice in the City of Grapevine, Texas Planning and Zoning Commission Pursuant to Article 1011 F, Vernon's Civil Statutes: I, the undersigned being a Planner for the City of Grapevine and having the records pertaining to applications for change of zoning and the notices sent pursuant thereto under my supervision and control, in the performance of the function of my office and employment, do hereby solemnly swear and affirm that pursuant to Article 1011 F, Vernon's Civil Statutes, written notices were served on the parties listed above in the City of Grapevine, zoning Case Z06-04, PD06-02 on this the 10th day of February. 2006. (D) — Duplicate (✓) — Indicates notice addressed and stamped. Executed this the 10th day of February 2006. City of Grapevine Ii I ner State of Texas County of Tarrant Before me Susan Batte on this day personally appeared Ron Stombaugh known to me (or proved to me on the oath of card or other document) to be the person whose name is subscribed to the foregoing instrument and acknowledged to me that he executed the same for the purposes and consideration therein expressed. (Seal) given under my hand and seal of office this 10th day of Fe a 2006. } Not6ry in and for State of Texas 0AZCUIF0RMSVCU.31.doc 2 1' 3„ 3 iz y 2187 1 CA � 2800 n„ 2701 �l MALL �� z 2851 n,< 2853 ! 847 16�91N 1WE v vT0.1•WI.• iM . . •TA.paO. y . 2853 3000 GRAPEVINE , , • , `arrant County 3000 1 j . • Ti" � i 2 . . . . . . . ....... i2608 2103 2405 ' z , m t 62 a 4' ..� 2604 12305 1 i 2103 �p�VSS� MUa'S t � 2255 Q/ , 140 2009 `V X22255z Qi 2009 2220 2214 2214 0 1 inch equals 400 feet Z06-047 PD06-0 GRAPEVINE MILLS LTD PRTNSHP IHNFELDT, WM D & RONLD WARRICK Z06-04, PD06-02 PO BOX 12034 2717 ANDERSON GIBSON RD GRAPEVINE LOFTS ARLINGTON VA 222192034 GRAPEVINE TX 760519616 GRAPEVINE MILLS LTD PRTNSHP PO BOX 12034 ARLINGTON VA 222192034 GRAPEVINE LODGING PARTNERS,LP 1721 PLEASANT PL ARLINGTON TX 760154529 U S CORP OF ENGINEERS 110 FAIRWAY DR GRAPEVINE TX 76051 CARTER GRAPEVINE PARTNERS,ETAL PO BOX 1395 PALM DESERT CA 922611395 U S CORP OF ENGINEERS IHNFELDT, WM D & RONLD WARRICK 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 IHNFELDT, WM D & RONLD WARRICK 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 GRAPEVINE MULTI FAMILY LAND PO BOX 540248 DALLAS TX 753540248 GRAPEVINE MULTI FAMILY LAND PO BOX 540248 DALLAS TX 753540248 IHNFELDT, WILLIAM D 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 IHNFELDT, WILLIAM D 2717 ANDERSON GIBSON RD GRAPEVINE TX 760519616 HUTCHINSON, IRENE JANET 2707 ANDERSON GIBSON RD GRAPEVINE TX 760519616 11 X1.1 "' • Because you are a property owner within 200 feet of the subject tract of land as shown by the last City -approved tax rolls, you received this notice. If you cannot or do not wish to attend the hearing, the attached form is provided for your convenience. If owners of more than 20% of the property within 200 feet of the subject tract object to the case, a 3/4 vote of the City Council is required to approve the request. Purpose of Request: The public hearing is to consider an application submitted by the City of Grapevine for property located at 2301 Grapevine Mills Boulevard North and proposed to be platted as Lots 1-4, Block 1, Grapevine Lofts. The applicant is requesting to rezone approximately 11 acres from "CC" Community Commercial District to "R -MF -2" Multifamily District, and a planned development overlay to include but not be limited to deviation from maximum density, side yard setback, buffer area, building height, building length, and building separation. The property is currently owned by Gary Schragin and is zoned "CC" Community Commercial. A copy of the site plan is on file at the Department of Development Services. Hearing Procedure: When: 7:30 PM, TUESDAY, FEBRUARY 21, 2006 What: JOINT PUBLIC HEARING GRAPEVINE CITY COUNCIL & PLANNING AND ZONING COMMISSION Location: PUBLIC HEARING: COUNCIL CHAMBERS, 2nd FLOOR COMMISSION'S DELIBERATION SESSION, 2nd FLOOR 200 S. MAIN STREET, GRAPEVINE, TEXAS Applicant and Other Speakers' Presentation. Public Input, Neighborhood Associations, Property Owners Within 200 feet, Interested Citizenry. Questions from City Council and Planning and Zoning Commission for Applicants, City Staff and Guests Present. WRITTEN COMMENTS MUST BE RECEIVED BY THIS OFFICE NO LATER THAN 5 PM ON MONDAY, FEBRUARY 20, 2006 Procedure to Respond: As (a Property Owner within 200 feet of the subject tract) or (an interested citizen), I (approve) (protest) and/or (have the following comments) Print Name and Address, or Lot, Block and Subdivision: Signature: (Phone No.)_ Telephone: (817)410-3155 Fax: (817)410-3018 Direct questions and mail responses to: Planning Secretary Department of Development Services City of Grapevine P.O. Box 95104 Grapevine, Texas 76099 TO: MEETING DATE: SUBJECT: RECOMMENDATION: HONORABLE MAYOR, CITY COUNCIL MEMBERS, AND THE PLANNING AND ZONING COMMISSION BRUNO RUMBELOW, CITY MANAGERtw— SCOTT WI AMS, ACTING DEVELOPMENT SERVICES DIRECTOR FEBRUARY 21, 2006 ZONE CHANGE APPLICATION Z06-04 AND - • DEVELOPMENT OVERLAY PD06-02 Staff recommends the City Council and the Planning and Zoning Commission accept the applicant's request to table zone change application Z06-04 and planned development overlay PD06-02 until the March 21, 2006 meeting and take any other action necessary. At the January 17, 2006 meeting, Staff was directed to initiate a new zone change request and a new planned development overlay request for the four phase Grapevine Lofts condominium project. The Planning and Zoning Commission recommended the zoning be changed from "CC" Community Commercial District to "R -MF -2" Multifamily District to more closely approximate the actual use and underlying zoning with a new planned development overlay to support the project. Jon Koster, the applicant for the original request, is asking to table the request until the March 21, 2006 meeting in order to finalize the details of the abandonment of Anderson -Gibson Road with the Mills Corporation and to amend the site plan to account for this abandonment. See the attached letter. /rs 0:1ZCU1Z06-04.4 02/13/06 1:41 PM ilii II ILLINK 1 February 13, 2006 Mr. Ron Stombaugh Development Manager, Planning — Grapevine, TX 200 South Main Street Grapevine, TX 76051 RE: Grapevine Lofts Dear Ron: Link Equities, LLC, as developer for the proposed Grapevine Lofts project requests that the City table the zoning case for this project and reschedule for the March 21, 2006 Council Meeting. This request is made pending changes to the site plan and working out details with Grapevine Mills on the abandonment of the Anderson Gibson right of way. Regards, f/ 'Jonathan L. Koster Managing Partner 16250 Dallas Parkway, Suite 102, Dallas, Texas 76248 Tel 972,713,40401 Fax 972.250.1387 Cc tzJJ :213ry TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, SCOTT WILLIAMS, DIRECTOR 1�5 ,fr-s� MEETING DATE: MARCH 21, 2006 CITY MANAGER t� ACTING DEVELOPMENT SERVICES SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF ZONE CHANGE APPLICATION Z06-04 AND PLANNED DEVELOPMENT OVERLAY PD06-02 Grapevine C I Lake DoV a Aa 1 APPLICANT: City of Grapevine PROPERTY LOCATION AND SIZE: The subject property is addressed at 2301 West I Grapevine Mills Circle and is proposed to be platted WFW I I Hall -Johnson syd ADP , as Lots 1-4, Block 1, Grapevine Lofts. The site contains 10.58 acres and has approximately 1,314 _ I feet of frontage along Anderson -Gibson Road. m Glade Rd. '-i D REQUESTED ZONE CHANGE, PLANNED DEVELOPMENT OVERLAY, AND COMMENTS: The applicant is requesting a zone change to rezone 10.58 acres from "CC" Communit Commercial District to "R -MF -2" Multifamilv District, and a Oanned development overla to include but not be limited to deviation from maximum density, side yard setbacks buffer area, building height, building length, and building separation in conjunction with a four phase, four tower, 12 stories per tower, 94 units per tower, condominium project. The applicant intends to develop in four phases, a high-rise condominium project that will consist of 12 stories of condominium space with two levels of parking starting at ground level with a total height of approximately 160 -feet. The Federal Aviation Administration (FAA) has authorized a build height up to 180 -feet at the subject location. Average unit size of each condominium with be approximately 1,690 square feet. The first phase of the \\SATACH\CHDATA\DATA\COMMDEV\ZCU\Z06-04.41.doc 1 March 13, 2006 (2:01 PM) project will be the northernmost lot. At the January 17, 2006 meeting the Planning and Zoning Commission recommended and Council approved the request with the stipulation that Staff initiate a new zone change request and planned development overlay to more closely relate the intended residential use with a residential zoning category ("R -MF -2" Multifamily District) rather than a commercial zoning category. In addition, the applicant was required to dedicate the appropriate easement necessary to enjoin this property into the City's existing hike and bike trail network. At the February 21, 2006 meeting the new zone change request and planned development overlay was tabled in order to give the applicant more time to finalize the details of the abandonment of Anderson -Gibson Road with the Mills Corporation and to amend the site plan to account for this abandonment. The planned development overlay is required given that the size and scope of the project does not meet the development criteria established in the "R -MF -2" Multifamily District. Density in the "R -MF -2" District is established at a maximum 20 -units per acre—this project will have a density of approximately 35.5 units per acre. Minimum side yard setbacks are proposed to be ten feet for portions of Lots 2 and 3 rather than the required 20 -feet. An approximate 33 -foot building separation from the northern property line is proposed rather than the 40 -foot buffer required. Building height in the "R -MF -2" District is capped at 35- feet—the Lofts project will have a height of approximately 160 -feet. Building length is capped at 200 linear feet in the "R -MF -2" District—the Lofts project will have a building length of approximately 220 to 225 feet. Building separation is required to be 20 -feet or the height of the building which ever is greater; building separation for the Lofts project varies from 55 to 80 feet rather than the 160 -feet (building height) required. PRESENT ZONING AND USE: The property is currently zoned "CC" Community Commercial District and is developed in multiple lots with nonconforming single family homes. HISTORY OF TRACT AND SURROUNDING AREA: The subject property and the property to the north, east, and west was zoned "I-1" Light Industrial District prior to the 1984 City Rezoning. The property to the south was zoned ""L- I" Light Industrial District prior to the 1984 City Rezoning. In 1984 the City changed the zoning designation for the site to "PID" Planned Industrial Development. The property to the north was then rezoned in 1985 as a part of the "Terra Tract" to "R -MF -2" Multi -Family District (Case No. Z85-60, Ord. No. 85-60), however the property was not developed. In October 1995, the property to the north was part of a zoning request (Case No. Z95-06) whose purpose was to amend, revise, eliminate or terminate portions of the deed restrictions and the letter of agreement as adopted in Ordinance No. 85-60, and rezone portions of the site. At the September 7,1999 meeting, Council approved the rezoning of the property to the north (approximately 14.3 acres) from "R -MF -2" Multifamily District to "CC" Community Commercial District for a proposed restaurant development that never OAZCU204-12.4 2 March 13, 2006 (1:19PM) materialized. At the November 16, 2004 meeting, Council approved a rezoning of approximately 8.69 acres of property to the north of the subject site from "CC" Community Commercial District to "R -MF -1" for a proposed multifamily/condominium project. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "R -MF -1" Multi -Family District—Landmark Condominium project currently under development SOUTH: "HCO" Hotel/Corporate Office District --undeveloped EAST: "CC" Community Commercial District – Grapevine Mills Mall WEST: "GU" Government Use District and "HCO" Hotel/Corporate Office District—developed as the Cowboys Golf course and the City's municipal golf course and vacant property The subject tract is located within "Zone B" Middle Zone of Effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. In Zone B, the following uses may be considered only if sound treatment is included in building design: multi -family apartments, motels, office buildings, movie theaters, restaurants, and personal and business services. Single-family residential and sound sensitive uses such as schools and churches should avoid this zone. The applicant intends to provide sound attenuation for the dwelling units in this project. MASTER PLAN APPLICATION: The Master Plan designates the subject property as a Commercial land use. The applicant's proposal is in compliance with the Master Plan. /rs 0:1ZCLAZ04-12.4 3 March 13, 2006 (1:19PM) T _E v A S . , S If April 7, 2006 Lane Roberts Jones & Carter 3030 LBJ Freeway #910 Dallas, TX 75234 RE: GRAPEVINE FILE #Z06-04, PD06-02 Dear Mr. Roberts, This letter is to verify that your request on property located at 2301 West Grapevine Mills Circle and platted as Lots 1-4, Block 1, Grapevine Lofts to rezone 10.58 acres from "CC Community Commercial District to "R -MF -2" Multifamily District, and a planned development overlay to include but not limited to deviation from maximum density, side yard setbacks, buffer area, building height, building length, and building separation in conjunction with a four phase, four tower, 12 stories per tower, 94 units pertower, condominium project was approved by City Council on March 21, 2006. Copies of Ordinances 2006-18 and 2006-19 and the approved site plan are enclosed. On March 21, 2006, the Planning and Zoning Commission recommended the City Council approve the request. Any changes to a site plan approved with a conditional use or a special use (no matter how minor or major) can only be approved by city council through the public hearing process. No Conditional Use Permit shall be valid for a period longer than one (1) year from the date on which the City Council grants the Conditional Use, unless within such one (1) year period: (1) a Building Permit is obtained and the erection or alteration of a structure is started, or (2) an Occupancy Permit is obtained and a use commenced. Please do not hesitate to contact us if we may be of further assistance (817)410-3155. Sincerel , usan Batte Administrative Secretary Enclosure cc: Building Inspections DEVELOPMENT SERVICES DEPARTMENT The City of Grapevine • P O Box 95104 • Grapevine, Texas 76099 • (817) 410-3154 Fax (817) 410-3018 • www.ci.grapevine.tx.us TO: FROM: MEETING DATE: SUBJECT: RECOMMENDATION: MAY 15, 2007 # ITEM �� CITY COUNCIL MEMBERS CITY MANAGER EXTENSION OF PLANNED DEVELOPMENT OVERLAY PD06-02 GRAPEVINE LOFTS Staff has received a request from Mr. Gary Schragin, requesting a one-year extension to their previously approved planned development overlay to include but not be limited to deviation from maximum density, side yard setbacks, buffer area, building height, building length, and building separation in conjunction with a four phase, four tower, 12 stories per tower, 94 units per tower, condominium project. Staff recommends the City Council consider a one-year extension to end on March 21, 2008 of this planned development overlay. Planned Development Overlay Request PD06-02 was originally considered and approved at the March 21, 2006 joint public hearing. The site is located at 2301 North Grapevine Mills Boulevard and platted as Lots 1-4, Block 1, Grapevine Lofts Addition. /sb s x, 17j 4t?'3-: 488 Fug (817) 887-51,55 , i i �8E v' LandwidAdvism,kr. P.O. Box 92533 Y Southlake. Texas 75092E April 30, 2007 Ron Stombaugh Development Manager City of Grapevine 200 S. Main St. Grapevine, Texas 76051 RE; Extension to CU05-68, PD05-07 & PD06-02 Mr. Stombaugh, Landhold Advisors, Inc. requests a one year extension to the above referenced C.U. & PD ordinances. Thank you. Respectfully, Gar Sc agin Landhold Advisors, Inc. CD p \ \ \EnU) I o v \ \ CLOw C= f f I \ \ 1 V) OD 0 ,C3 o ,c o LL--- \ (0 A 0 Uri N W ,` <c0 +' 1 1 \ NE j w C) LL.1 FF 0 c L 0 _ - - N Q 0�w ---T 14Q. - V) tj rl- _Q L, UN{j I ! a Q I khRll 1 \ CN o # f o Co 0 Ui 46 k �% ' � �'x� A2.1 _ ) ELEC I I I 1, 1 , ,� co / I f rAsssMIosv/ l i ra t, o , I i I I ' � � n ` � -yam a ►,.� - YO # 3 «QQ,Qo.QOLLJ { I f O I ' ` � I U $o k Q I Z 06 cp rn LO it o t I # I I\ OLLJO MEMQ \ H oma ❑_ � j l 1 1 CL C) � Q v) i \� I ,QQ.OQ N I S I k ,p ( 7 Il ! I �¢ I ui I # II , 1 I I J ,l /r �l � � I I y I '►� �- � � W I 1 1 � 1 J �Cl/ 11 j `1 U-- \` \, I I I � Y � 11- aI . rU .. f Q x i I � � L,•1� LLQ a Z © Iz 0 - 1 Qpm 1 I I I < j Q O Q ' �. �. 1� __ J N 8. --1 E 67.07' s o , i � a Z.2 . ,� 4 1= Q/ 1 V c ° !!!`��1 v0 1 \ _ m,� `y, y - ii X (-% ory In 4 -, 16 0L Lj- 1 t..._._ \ z njF �, I r- \� o w� J/ 0 t I l Z z Ld �\ 0 , \ < I Uff1 00 I-1 O © LLl - - o� W, 1r ct. Lij > it oLUCL U) has f Rou J J umv {y j 1 ilk SIS - j 11341 � --'"-•` - Z� {/ � �• Qy a ,1110 '13 > Q Of GG /r �! LU LL I X. � G !J 1 CL w z 00 z O b! to tI1 to oi; Un z LLJ to Lu 00LL w t" Q LJ n J = J R to W p- cr I- € J W �. � C Li Q�) F I 0 � C) LL Z 4�/ U cr ri LL ,, A '� N m m Z �y t z10 o �LL- Zo •r LU p c zo z ul a (Dm CD to O J a- 0 Ld �z� o< =. z Y Co 0m z ::D W vz a�t� (D r� 2 d O w El. 4. W 44-1 a� LLi o {D N N -1 Q I- z Q W W ;? wCL , LC NN rn < ..LLJ EL' W k- w Z 'P O W o wQ e-- civ 04 o Q E N Cfl I . (A 11 p a (0 '[t' m z CL 2 Li vrn Q 00r � d Z c o Q m z 1 C5 0 D O tai �! LU LL I X. � G !J 1 CL w z m z N b! to tI1 to oi; Un z LLJ to jm of w C LJ n J = J R to LU C4 ,�. J W �. � C Li o � 0 � C) LL Z 4�/ U cr ri O Q f-- o Z Z �y t z10 w L 1 Q 20 e~� r c zo z ul a (Dm CD to a- 0 Ld �z� o< =. z Y Co 0m ¢ OW OD W �cr a�t� (D r� 2 rn a a� M {D N N -1 Q I- CID �! LU LL I X. � G !J 1 CL CD w z m z N b! to tI1 to oi; Un z LLJ to jm of NN LJ n U to u) J O Z �. � C Li o � 0 � C) (? U cr ri O Q f-- o Z Z LLi N ca w L 1 Q 20 e~� r c zo M - T CD to a- 0 Ld �z� o< `- [L-� Co ¢ OW OD W �cr N < © r� 2 rn a a� M tf� I- CID NN e-- OD Cfl (A (0 '[t' m 00r a u 2 O al N sw�' L a� � •� (Dco U a -�.. c M 0 m 1L 2 ca L' Ll - c N.� cn o a L $ Li � ca n- ro CL a, Q p Li W 'Q?(Cf C i Ll- cv E=2.r�m N z Z r- c mcl) m m (D(Dwm-1 FULL. ro TOiv E i6 W ir mi o "1 d a u H IM 11 Z F�� m 1 CD w z m z �O Q oi; Un z LLJ V Z O jm of � z LJ n U Q,Q oF- J O Z w �U o C Li o � vi � � LL -Z O U cr ri O Q f-- o Z Z LLi z V) Li �o L 1 Q 20 W Z0 Cf7 L,LLJ c zo LLJ a� �a CD w z m �O Q oi; Un LLJ V Z O jm of cn LJ U U Q,Q oF- n U V f O Z w �U o U� F-ZF- J QJ LL -Z O U cr ri O Q f-- o �i,L•,i++ CD w z m �O Q oi; Un LLJ V Z O jm of cn LJ U U Q,Q oF- n U V f O Z w �U o U� F-ZF- J QJ LL -Z O U cr ri O Q f-- o V) Ci_ 0 F --OZ U wap V) Li �o L 1 Q 20 W Z0 Cf7 L,LLJ c zo LLJ a� �a a- 0 Ld �z� o< ° � [L-� J_ ¢ OW Qo U I -J .- LaJ FZ N < © r� 2 I C) to I Co LU �2 L (21) (wo LL -i z Uy 10 5; w 02Q co Z > tLLL, z E5 w ED < o w LL w z 0 d N z w 0 5 0 20 2 _j LLJ �e to W o CLO 0 z < OCO M: uj a - 0 z 0 z F- 0 LLI -J 50- 0, E 0 4 Z) 0 > LU a- N LL, Sao L 0 Z LL C) Cf) 0 N N z < Z < 0 C) Z (.0 C) WZ 0— LL, LU0 woo 0 ce) z LL >- < <Doa zz— 1 0 U- x Z CL LU LU V) ¢ w LU w w CL 0 CL w 0 < 0 C) 0 —1 0 0 M (1) < wvcE:w.L9DOi L wvcE:w.L9DOi r J W W LLLL 0 Z w w CL 0- w w 9 0� 0 J LL G[d bt:lS:S 9W2l61E '�+P'90�6-E a11S xxi714�M�eg54�1�0 uoNxws�o7V3NSl�llo7 aul�'� EZOL(4[OU) X11 p��1�d1selleCq[-Qis]�iad ', .. ..... ................ .......... .... .. ._....... ... ....... ...... .... ..... .. .. ... .... .. ...... ...... .. ..... ..... .. .. .. .... ..... ... .... .... .... .. .. .... .. .......... .......... ...... ... ................. ..... ......... .. .... ......... .. ......... ... ..... .. ....... .. ....... ...... ....... .......... ..... .... .. .......... .... ......................... ................ ........ ....... ... ... .. ... ........ ............ .................... ... ....... .... .. ............ .............. ....... .. .... i z z �C)W 0 Oz U U U LU CO) Z 0 ¢O w NX F - w O � 2 O Mw O U 00 � C7 z QO U > ~OZ- ❑ z � O C z �- O 0 O N co N oL a Q � U 0 ❑ U QU a o z N Z Z g iu r J W W LLLL 0 Z w w CL 0- w w 9 0� 0 J LL G[d bt:lS:S 9W2l61E '�+P'90�6-E a11S xxi714�M�eg54�1�0 uoNxws�o7V3NSl�llo7 aul�'� EZOL(4[OU) X11 p��1�d1selleCq[-Qis]�iad ', .. ..... ................ .......... .... .. ._....... ... ....... ...... .... ..... .. .. ... .... .. ...... ...... .. ..... ..... .. .. .. .... ..... ... .... .... .... .. .. .... .. .......... .......... ...... ... ................. ..... ......... .. .... ......... .. ......... ... ..... .. ....... .. ....... ...... ....... .......... ..... .... .. .......... .... ......................... ................ ........ ....... ... ... .. ... ........ ............ .................... ... ....... .... .. ............ .............. ....... .. .... i z �C)W Oz U Z 0 ¢O w NX F - w O � 2 Mw O 00 � w QO U > ~OZ- ❑ Z< O C w �- O 0 W N co oL a Q i CL 0 ❑ U QU r J W W LLLL 0 Z w w CL 0- w w 9 0� 0 J LL G[d bt:lS:S 9W2l61E '�+P'90�6-E a11S xxi714�M�eg54�1�0 uoNxws�o7V3NSl�llo7 aul�'� EZOL(4[OU) X11 p��1�d1selleCq[-Qis]�iad ', .. ..... ................ .......... .... .. ._....... ... ....... ...... .... ..... .. .. ... .... .. ...... ...... .. ..... ..... .. .. .. .... ..... ... .... .... .... .. .. .... .. .......... .......... ...... ... ................. ..... ......... .. .... ......... .. ......... ... ..... .. ....... .. ....... ...... ....... .......... ..... .... .. .......... .... ......................... ................ ........ ....... ... ... .. ... ........ ............ .................... ... ....... .... .. ............ .............. ....... .. .... i 61 co iD TO �0] � � ago ■ zr 2 . \� b ! �� _ ± < Z0 ƒ z b 1)§ e 2 z U // kU) 2 U j ) . ƒ $ o ƒ / ± �E bG\� E z\/\00LLJ / >a -o, 2 nO q | ui � // 33�\ /0 ƒ / / \ Z< © ? c / \ h � ? z 2 �� .. �_ � g ¢ e g I. / d k ® 7 <RE $ � 22E I a A E L /\k / LU WELq Q o 0 o O n < o ago ■ zr N 0 n tV m J U) �-O z Y � uu � j O �¢ w CL ' U) Q �' E t- uJ 0 U) UJ O t Lam- Z O9 0 NfY f uloav U O r z 00 i gO d a LU � Um� IY 0 O uiQ�r ON a FU i p 0 U OZ U N CN zi -r (D o 0 m d' Q W H � tY Q' N z C LLo O 0 Q LO CO Q2o 0 j z M o LO J F- I aU Q a i z a Oti I tU-j 0 O aO camo I �o 09 Q N a- S a CO I / / �§ .. , � 0 � Z 'Lou m 2 ^�Er- 2 q �z � � �� ^ � � >- 3 � w Lam - ® 2 <E / _z q9>® o Nw 3 w0CL 0 . 0 2 Ro ? CO 2 / 5:C 6 2 ° ƒ��ƒ B 0R w «6 q N ¥ «U ƒ .%q\\ / z\ / IX Q 2 cm W ® .. w CO E ƒ _2 2 C'14 L O 0— OLU 2 « X /<0 ®w % ww LL ^ / / E O � avow 1 :1 , � 0 � � � Nt IN 7 LL 0 OD Z N _ z �p�p e� 1 1 i Fralsd Y-LLI U) W_° P p oz �? Uz Q z O 2Q � W , Z Z -- w w CL 4 w Q l~t Z 0 5 Q U � N LLQ R Ul 2 uJoa Z Q �Lu 0 z0 -j 2 w Z �° Q Q9 NO 2 U co O 0 oN0° Q U 0 Z 0 ° u,= LLJ w ci z ;, O <Do a 0. Oi a Zz— F a'Z w cwi) u U 1W— w IL U o UU� O Q Nt IN 7 0k 67il O� LL 0 OD N (�- z �p�p e� 1 1 i Fralsd P p 0k 67il O� OD N (�- I � ~ ----- // - _ � '' .'`- ..',r'l,r,f !r rr r/ fr � F ' � �••• '! a tt r �rr'r-- �__ r =II _--__ __• r�i/ r!! JIl � rrJr $78t04F r•Ri //�rl�Jtr ��- ���~r`~..� ,-fir. _arw•' tf7t_ Irr1/..... r^ -' _ `h� ,ir�r ,••l?/ t!•S. .f•. :fr ` -�� /r / r IJ I r/ `. s., 4 / .. \ 1 1 j � r/ / rr / r' 7 •y' °•�, X5.4 S I I \ fl1 / / ( .f•1Lr.- -�•- -J,. w� r � r r' .!•.r' l S F f , / 1' 7pf 1. _ ..- _���{ � i. r�--'�--, ' / r _ r-• +1 I S } orf Ill � �, s'I l l�ilq,^:-•�:-^� v��` �;'�•k•. .'tx• .fir .• ��_ �� ./''/ /r � ' r, 1 y 5 } t { } } \ \ \ ':p. l•,61',� : `•i - � r -�._ . /i6 .. ••:: /'/'r' _--/'// /'/ // � / t y5 } I 1}l 11, \ \\ \ d ! ji 1.•fr l• ? s•�' •V.�.°'r"; ''•.-•`-r' r l`t / /r J ,' r \ 1 i I 4 ,r/ry llr r/r ` •Jf:{. l�sJ' •" ! '/ !IJ r / / i / r / / .r• � "�. : �•.• •r r r yC Y I I 1 \ '{! !rr//�� /,/,r,r �r /, ••�, r. �Yc-'_�• :��'•,•`.,{ :"O' I r 'K''. ... { I I l 1 r•,,:�;,, .: • + y l , . J r ' r Tk�i F 1 I r!J/ /Jr r /, �/ ,' // i /y.{+ :i�; ,• /'/�:••/�' /r ' ' ``\ VZ3/ r 1 1 `5 frit � k II I � �'Fi �/!''� .•` .y /j' '''rte � .gar• " � •'e '~ "„ i E 1 I \ Ill t I / I I l ! 1 1 '';� •.N. •, }•:,�•,•`�. , - _ ,. ! ..7 �'4'°' \ 5 I 1 l 04 Ir F}I S tf 11 I I 1 .Y .. h. y_ - _ // .'a. .�., •' ... '�'•. \ 1 , I \ ' / 1 I i I I j \S ` } � j°'. �: •�r . <� ...k• �"!I` ,(f:•' � fel- ' �'`^ ''s' :'•` +'�'x I 1 } 1 '� r/ / " J J I I f } f1•. /, ••e .: Ftf °i � ',T �/ ! 1:,.; � ,• e. _ a I i y Y r i /J J I J / 1! !J / Ir" Y•:. �fF i °If'• :�j'/ ''/ .. - // 1l `-- - r -- ;:�'�,.!:.:. ;'' ,. ; ' i i €r S / / ! , I J Jr r , / 'Y • s y j`, }, i f: r �/ r i\ . \:. I I ! -., ;7arc ,�. ,.. ; ,�' -,y.`_� r ..� - i•C- } i § ii /' O � ''T,••••� � Yaa\a". •a. �`:.: � 1 I I Qui /� r � / /~ !.• r.:�!• ,`f ',;. .!•• i Y .._ ,. « { 1 I 1 /t1�O /`�•,y"V7 rrrr / '1 F f• .. ^.y •f {yam 1 •°+v }• ••\\�'r• i 1 ' L V�t�•._�' ,. \• ' 'v 1 ••\S«. I ��j I � t 12.1 + t , til :R ��. 1 '\. ❑ } t y �� \ 4 I _ W 'r ! ` 1 ` © r \ `\ 1 f !f i'Jf �•r• Jf, _ rr � + i / } rr \` ® i 1 f 1 f 1 7 !: i• !.• °/•. +: ''::.�/• r/ it ' /J I / i O l E 1 �'--` �/ rr rl r 1 r; r r•••'• « f9'1, ',lr• /, _ - r 7 J 1 i J ,� 1 1 1 r 1 •;- +! 'F f ^.f, ,. �_�� r 1 .. :. -: :, r .;'"C � I I 1 ' f f,!'�';i.r •! '•'^/ r r,r + '+.' -'ti.,.. �` / :}• :�.( , € Ir r r r .i. t' L. ',f. .r• r rr r,. / +•' � I , } 1 j � . S•:•.I .4:-f .1 ` 1 , / °-F '�••, •y " •, .i� ''^.\• , VJ I I \5 +\ W S I } ,. I .• i F °: . k'• .°F• � /' / r 4• � .>:-.. X1/1 F I I LLJ Icy LO it . I k W t l + \.>.''S,•,':L :;'.'•...-� i \ \ , \ I IR:'-.:Nt••' .. ! 4 � I I O QI \ r' r r , , o \` i r h,� 1 rr::'..i .•:6/ f: , r! + I \ ` \` .. tk k � =1 i I y r .Y rr , :,.'• !1 ?�' " I 1 1 \ � .1' \ _ _ •. r, t I V� I + l t r J 'i 'f. •�/' '!• r s E � \ c' \k .• ,, .•' ,.�-'' •t. 1 } t I � ! rr , f r: {•..� ::: Ilk . l I \\ � • '` ' ::^ .i�- :..C�'�\'r•E .. s•• .. t4 1, r r r 1 Ir I i I I t i 11•• i. •�.: /Ec ♦ "E: \ ! '�w. 4.L •.: 4 4 S , I I I I 1 I; '}: .}. 1. "'�'.�'•; 5 \ \ / \ }. \ ! ,f,'w.-,•-'�. h` ��xr ' 1 5 \ 1 {\ i V E\ ` I •� f c . {:' •D: { 1V ` \1 \\ \+. \ � f .. .5•.. i V} VI �' II t. �.',•I rel t9}' ,. \ \\ \ ` } t `rti•..' ` I r { f l Y' \ 1 ..I. 1 ! f / I 1 ? r • \. I ! � as :• \\ ` �� 1 • ; _ .r :a..: `; y 1 } I l L y •`'` ,r• .\ \\ \ \\ \` ♦ :}.: .,, '.•i. , .::: rr y`ti •yam^'.� ^ \ '•a,_.'-�.. \ � I 1 11 i � �"y✓/.r' t •'.0 \ \ \` \ `\\ ..�;:•' :�' :'•� f o:.�'' r� `\ K j'��_, _ •. .�•\• �; '<s } } I } t '�.i'\, ;a' �.•�. ,,:i ..% r \ \ \ \ \ 1 \ �'\ . \ 5 t s r + I Ll.I L�.., � (rn] cmb \.::;. N'. •�. �r.; :. s..�•s: ' Ir�� �1 `\ . l i } `. ` _�-_- `\\� 'I F i ' � � ' I Z_�3F ,; O li¢ \:. ! � J � \ l 5 1 i \ ♦ � I f I 1 � k } �.AJ LCL^ r ?Er'7' ''}' ',i y:'e'F,•' yamy+/ £ !' , �f.#: +.i Lf. .. •'L C r- , e ' . '' !�] r / n 7� J I4 X \• ,\-•' `` f `\ ' ,.• f \ \ 3 I U % /' _ �`"�°�f +d'' ��I•. /' /r r/' �VI .1. :�' � �'ie•}• .•� �: ♦ 1 a �. �i'. r -r' •: � E I 4 ; /� f IO ujIti / , ''•moi } :•L ��' '�',: ' / ' ti ' : :.J' ,.• • + 1 ' t'• W�/ o / r /" '�` °i ' •! `' /r r1 / � % � .• r:•' / • ! • :.' +j'• � ! } 1 O /rrc J// r rr ' /! ;•} .:,.,� ,•• r , � .•>M:::. / y - rr rl . y t � ¢ f 1\ j + � CL �t r / I <J F• .. s. I 1 r r �, � r J r r , 1 ! I r r/ � i!: J � } 1 k � '�' r . q... •p" •.- ' J:'' I I " 1 I 1 �` � + �.ifl /` / /--�"••, ''!'; r' S 4 I ____r i :.d•a .'1' -.f� � i i I Y., g J�Jr I It �•i: •/'t° Y'!` •• tt f 1 S , / ! / �%' 'r •� .,�. � r 7' 4t LUI� l 1 S �',�, �jl.. '.y ` r •h' 1' ' 4 / ' J � r ,%1 .., iL /Z�-L3__-_ L� r ! I __-.��'r.' .1 • ,;��,. ,� - � rr ,r rr ,r ! •, • Y!•. �. .r�•` 5 5 t / � \s' �1 ! r! � ' •�.° -y- f'• /r r/ i \ .;fie > '•,.. rt' '1`y• i }} S ! Q ! / / 1 .•4:,, .ty x 4! / r r1 .r. .-r \ i�'.` ,. "r'..1 y'•• •.a :. ..M1 I } � I W ! I } ' \(, 11rr1'' '; it t', ,.:: "•ti •' 1 f/ rr r 1r / f •'1 1 � '. •:. �, I I 1 I '/' x..y�l, -•. ,.f• r rr / r ! / :'� , ..1', `s I r f 1 I \\ , , 1 �r•'•y X_ .. .!'. f /r // ! J 4,1.. r '',� f k. I y E I ._...._-__./ fr � ;J. � - •//h �.�• I r/ 11 % / J y }.. S ,•• I I i 1 I uj f ! I ! '�.a '•yfr' + \ r / / rr t. .' rI 1 1 I I % I F ! g ,: ' rs-" �'"�/ . \\ 1 � F / r • y': ; : \ • s.. • r: .. � XQ r+ 1 � 1 p�-•,,_ mfr y'•... e%••'. (�\\ `5 l I (r ! rr .'}: '.: ''rr, :• t' I f�! 1f I SO � f I 11 � Q / � w ° � r� ' _ (J� rl I 14 55 1 r � i y •` .. •1 • f 1' � r I If � ? ' ' ter' ''Y �✓,� • r " J / 1 5\ 5 , I l`:P•" � 1 Sy It�'J� 1 f / rJf � R sL /, � \ tt , ff .y :.. _ I••4y. ` .s .• /r I 4 .y 1S i \ r ! r ,' ,'> 1 •a, .. .. •.' : `./ ! 1 I , I :a.: �'a ^rf ' I ` V t V }l \ \ \.. Y � Z + •E+r' `6. -,\ t I 1 1 rte• rim• 'i' 'r ,., � `5 \---�--'r/ // S .,`7�I° y ` '.s•''�st' \ I i ; l a I•� �;^t •.ti; ., f. :.,• pS I 5t� '' .r�_ I , r`� .�f: •:.�l; - \ , I I S I '�`� .�5., i I I F I 1 r •, 7s'` .` E I f r k v,r I I 1 , I • •`/ •,? o'.- <•J G,4,1'; 'r: / J \ r I i /� • ! t v� �I / � .. 1f '! .' f . ''r�•' '[ e-� I \ ✓ / r ! 1 ' r \ \ y5 S I I :._ +mow....\ -,w / :Y: ! , Z� •:,. � _ y/ \ 1 ;,r.' .a.: s I t t t f •<�' r 1 / i } r! ••�' „�.: `r.4, •Y•' 4 { f I � 1 :° UJW _ y�\IS i.:�' ,�.,�+.!:•Q��r�(f//Sr��n%1r,�ny1.vw4+��►�y(w�.• /�i.�.�}R.r ,'r r/�/' \�� /'r \ \t 51 `t ! f I '�� , s {JNO VL, 1 V7 .�-" ' i i11 f5 I ILL F5 Jr _ � 1 7 y. ^ ' ••' J' I l \ � � J } r C .r , °'aj •• • �''r a ".•, � } I i I E ' i It t CD 5� `♦ I t �' J r / / `\\ \Y � � I [[�1f] \�\ l` • r- f•• J f J + I 1 i `� i f,/ S's`\` C/� 4 � {�' G7 \\ •'� t :•s,', J rr i k E �\ a J t�1 c ON : I I W CL - 0 m a- Q - �+ t m t 3- m a ni ai v t OD � �`OO101� Y t Q d�°x m W ��� a LU a a,3S v � z LU -j� Z 0 � � OQ' UJ CO LLJ a w� UCO z Z Oz U C 02 �-- W 09 x� LU� Q� Cr7 o aLLJ 0 z'o °'' Q e �O p w '_ 1 O N W W U 0. m V ma. w0 D -U /U� of Q 2 V O a - LU a I S� p_�m It Z < zp O `O Q0 w y 0 < I o w N x F- LU �. w �m C�NNO� ❑ 0 O} O Vs o4z w Z ¢ ZQ LL J`'' O w Z ii R LLC) d Q !•- z O Z Z mmy ��� O M Z NO w ILaJ w ��� o 00m is zz� !¢❑pz o Q < r Icy Cl) V F- LLI LU a' Z LU LLI EL 'UU� � O � QO ❑ w: LL CVl N l0 Q{ 4 f2 to -5 18- � _ m C !S w, G p� r YD � OS pt Cr. i�i •"' �p L. a` Ci 6$S c CLC ad m rrf E m m t9 m w R, a ul .� lit ��a n� � � •y4���bo m �id. < LUy� tso 11 z� z z � 8� 8� � � w — � �o E� e m �� � $ 6 I- 0 -R .2 e c w CEO �° 9 �a� sip w•� '� O C .N..QL]06 ioll r- 0) c" a •C � �7 W � �d � 2 �6 .fie d' � •� U Lis � CA .Qi 1L m�3m� I # • Oji ♦Z � Qf�1.�O� a� o U kV m'mo ZS Q �i� ¢ ®w V e= [4 c 7 y SfJ cd 1� EE CL w w 21 RL .2 ig D � o ,. v, ors $ o o c � c .� c � e v 'a � '� n a� 3 U r� � �. v rs ... m a M r t1G 05 le id 47 F-: eCi d � N � � .� � GGG -� O �. � O � a O a y W � m � to � �• V) Q � m d& U!5 VQ 3 67� U m ¢� � � w �#E r to +D h N c+j tlt to Ep' U- 0 3 0 9 0 I^\ V) U C) < C/l A. Lt_! Q O � cc � 00 O 0Z��0 1� d a i C5 .- Q Q j Q F- }- F- Z (l?CLU O %i. LL11LJ O H � to � � 0 O C3 N O le opo 00 I V Q C14CL uj U O ¢o If N = it Z(3C CL ® 0 C.i 2 m Q 0 a Q n .= w o �- � 0 �- � Z o J W g W & C z iWt N Zry • M O U1 � 0 aa. lt3 Q 1L 1 L] LU [jQJ^3 , Z z 7A W CL - 0 m a- Q - �+ t m t 3- m a ni ai v t OD � �`OO101� Y t Q d�°x m W ��� a LU a a,3S v � z LU -j� Z 0 � � OQ' UJ CO LLJ a w� UCO z Z Oz U C 02 �-- W 09 x� LU� Q� Cr7 o aLLJ 0 z'o °'' Q e �O p w '_ 1 O N W W U 0. m V ma. w0 D -U /U� of Q 2 V O a - LU a I S� p_�m It Z < zp O `O Q0 w y 0 < I o w N x F- LU �. w �m C�NNO� ❑ 0 O} O Vs o4z w Z ¢ ZQ LL J`'' O w Z ii R LLC) d Q !•- z O Z Z mmy ��� O M Z NO w ILaJ w ��� o 00m is zz� !¢❑pz o Q < r Icy Cl) V F- LLI LU a' Z LU LLI EL 'UU� � O � QO ❑ w: LL CVl N l0 Q{ 4 f2 to -5 18- � _ m C !S w, G p� r YD � OS pt Cr. i�i •"' �p L. a` Ci 6$S c CLC ad m rrf E m m t9 m w R, a ul .� lit ��a n� � � •y4���bo m �id. < LUy� tso 11 z� z z � 8� 8� � � w — � �o E� e m �� � $ 6 I- 0 -R .2 e c w CEO �° 9 �a� sip w•� '� O C .N..QL]06 ioll r- 0) c" a •C � �7 W � �d � 2 �6 .fie d' � •� U Lis � CA .Qi 1L m�3m� I # • Oji ♦Z � Qf�1.�O� a� o U kV m'mo ZS Q �i� ¢ ®w V e= [4 c 7 y SfJ cd 1� EE CL w w 21 RL .2 ig D � o ,. v, ors $ o o c � c .� c � e v 'a � '� n a� 3 U r� � �. v rs ... m a M r t1G 05 le id 47 F-: eCi d � N � � .� � GGG -� O �. � O � a O a y W � m � to � �• V) Q � m d& U!5 VQ 3 67� U m ¢� � � w �#E r to +D h N c+j tlt to Ep' U- 0 3 0 9 0 I^\ V) U C) < C/l A. Lt_! Q O � cc � 00 O 0Z��0 1� d a i C5 .- Q Q j Q F- }- F- Z (l?CLU O %i. LL11LJ O ?•' a � to � � 0 O C3 N O le opo 00 I V Q C14CL uj U O ¢o If N = it Z(3C CL ® °- 0 a Q .= o �- 0 �- � Z o J C z zw N Zry • zD Co arc aa. W CL - 0 m a- Q - �+ t m t 3- m a ni ai v t OD � �`OO101� Y t Q d�°x m W ��� a LU a a,3S v � z LU -j� Z 0 � � OQ' UJ CO LLJ a w� UCO z Z Oz U C 02 �-- W 09 x� LU� Q� Cr7 o aLLJ 0 z'o °'' Q e �O p w '_ 1 O N W W U 0. m V ma. w0 D -U /U� of Q 2 V O a - LU a I S� p_�m It Z < zp O `O Q0 w y 0 < I o w N x F- LU �. w �m C�NNO� ❑ 0 O} O Vs o4z w Z ¢ ZQ LL J`'' O w Z ii R LLC) d Q !•- z O Z Z mmy ��� O M Z NO w ILaJ w ��� o 00m is zz� !¢❑pz o Q < r Icy Cl) V F- LLI LU a' Z LU LLI EL 'UU� � O � QO ❑ w: LL CVl N l0 Q{ 4 f2 to -5 18- � _ m C !S w, G p� r YD � OS pt Cr. i�i •"' �p L. a` Ci 6$S c CLC ad m rrf E m m t9 m w R, a ul .� lit ��a n� � � •y4���bo m �id. < LUy� tso 11 z� z z � 8� 8� � � w — � �o E� e m �� � $ 6 I- 0 -R .2 e c w CEO �° 9 �a� sip w•� '� O C .N..QL]06 ioll r- 0) c" a •C � �7 W � �d � 2 �6 .fie d' � •� U Lis � CA .Qi 1L m�3m� I # • Oji ♦Z � Qf�1.�O� a� o U kV m'mo ZS Q �i� ¢ ®w V e= [4 c 7 y SfJ cd 1� EE CL w w 21 RL .2 ig D � o ,. v, ors $ o o c � c .� c � e v 'a � '� n a� 3 U r� � �. v rs ... m a M r t1G 05 le id 47 F-: eCi d � N � � .� � GGG -� O �. � O � a O a y W � m � to � �• V) Q � m d& U!5 VQ 3 67� U m ¢� � � w �#E r to +D h N c+j tlt to Ep' U- 0 3 0 9 0 Ile Off O V) U C) < C/l LLJ Lt_! Q O � cc � O 0Z��0 1� d a i C5 .- Q Q j F- }- F- Z ti] O %i. LL11LJ O ?•' a � to � � 0 O C3 O L i- m Q z ,tet uj ¢o j Z(3C O Of LL1 °- o a Q IL W CL - 0 m a- Q - �+ t m t 3- m a ni ai v t OD � �`OO101� Y t Q d�°x m W ��� a LU a a,3S v � z LU -j� Z 0 � � OQ' UJ CO LLJ a w� UCO z Z Oz U C 02 �-- W 09 x� LU� Q� Cr7 o aLLJ 0 z'o °'' Q e �O p w '_ 1 O N W W U 0. m V ma. w0 D -U /U� of Q 2 V O a - LU a I S� p_�m It Z < zp O `O Q0 w y 0 < I o w N x F- LU �. w �m C�NNO� ❑ 0 O} O Vs o4z w Z ¢ ZQ LL J`'' O w Z ii R LLC) d Q !•- z O Z Z mmy ��� O M Z NO w ILaJ w ��� o 00m is zz� !¢❑pz o Q < r Icy Cl) V F- LLI LU a' Z LU LLI EL 'UU� � O � QO ❑ w: LL CVl N l0 Q{ 4 f2 to -5 18- � _ m C !S w, G p� r YD � OS pt Cr. i�i •"' �p L. a` Ci 6$S c CLC ad m rrf E m m t9 m w R, a ul .� lit ��a n� � � •y4���bo m �id. < LUy� tso 11 z� z z � 8� 8� � � w — � �o E� e m �� � $ 6 I- 0 -R .2 e c w CEO �° 9 �a� sip w•� '� O C .N..QL]06 ioll r- 0) c" a •C � �7 W � �d � 2 �6 .fie d' � •� U Lis � CA .Qi 1L m�3m� I # • Oji ♦Z � Qf�1.�O� a� o U kV m'mo ZS Q �i� ¢ ®w V e= [4 c 7 y SfJ cd 1� EE CL w w 21 RL .2 ig D � o ,. v, ors $ o o c � c .� c � e v 'a � '� n a� 3 U r� � �. v rs ... m a M r t1G 05 le id 47 F-: eCi d � N � � .� � GGG -� O �. � O � a O a y W � m � to � �• V) Q � m d& U!5 VQ 3 67� U m ¢� � � w �#E r to +D h N c+j tlt to Ep' U- 0 3 0 9 0