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HomeMy WebLinkAboutItem 01 - CU10-30 Bottlecap Alley Icehouse Grill TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR MEETING DATE: JANUARY 18, 2011 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF CONDITIONAL USE APPLICATION CU10-30 BOTTLECAP ALLEYIICEHOUSE GRILL 3 I ----------- -- - Grapevine '�� APPLICANT: Greg Colehin f 9 t poi Lake I 3 e Ra. 3 I �14 � 1 H.1685 Northwest PROPERTY LOCATION AND SIZE: —1 I p4eT Aid The subject property is located at 1469 West State Highway 114 #614 and platted as Lot 7, Block 1, s ©FW po 3 Towne Center Addition No. 2. The addition contains ti ��au,o,,3,so ems° Airport ' 2.34 acres and has approximately 250-feet of - - frontage along Ira E. Woods Avenue and 350-feet Fade nd. along the SH 114 Service Road. 0 REQUESTED CONDITIONAL USE AND COMMENTS: The applicant is requesting a conditional use permit to amend the previously approved site Ian of CU10-13 Ord. 2010-28 fora planned commercial center, with the possession, storage,_retail sales and on-premise consumption of alcoholic beverages (beer, wine and mixed beverages), specifically to allow outside dining. With this request the applicant proposes to expand the dining area of the existing restaurant by adding a 494-square-foot, 34-seat uncovered outdoor patio adjacent to the north side of the building. A three-foot wooden railing along with four-foot bollards will provide separation and protection from the seating and vehicle use area. The subject site has adequate parking to accommodate the 57 parking spaces required for the 171 seats. No outdoor speakers are proposed. During the public hearing on December 21, 2010, discussion centered on the 0:/ZCU/CU10-30.4 1 January 11,2011 (3:10PM) appropriateness of outdoor seating at a location where outdoor seating was not originally intended. Specific comments were made relative to the view of the outdoor dining area from Ira. E. Woods Avenue, the placement of landscaping and the type of seating fixtures proposed. Subsequently, the request was tabled to the January 18, 2011 public hearing. The applicant in concert with the property management proposes to install permanent landscaping including a raised curb, ground cover and trees. In addition the applicant has provided an illustration of the proposed seating and dining fixtures planned for the patio. PRESENT ZONING AND USE: The property is currently zoned "CC" Community Commercial District with a Planned Commercial Center designation. HISTORY OF TRACT AND SURROUNDING AREA: The subject property was zoned "C-2" Community Business District prior to the 1984 City Rezoning. The tract was platted as the Towne Center Addition in 1986. The addition was replatted twice in 1989, Conditional Use Permit CU89-15 for a Planned Commercial Center to be developed as four lots with three restaurants (Luby's, Arby's and International House of Pancakes) and one retail center was approved in 1989. A one-year extension of CU99-15 was approved in December 1990. CU91-19 for both a Jack in the Box Restaurant and an amendment to the approved site plan of Luby's Cafeteria was approved in 1991. CU93-05, approved in 1993, again amended the approved site plan and sign for Luby's Cafeteria. CU95-02 (Ord. No. 95-10)was approved in February, 1995, allowing the possession, storage, retail sale and on-premise consumption of alcoholic beverages (beer and wine only) in conjunction with an existing restaurant for Jason's Deli. The Towne Center Addition II which contains 62.47 acres, was rezoned in 1992 (Z92-09 and CU92-23) from "PCD" Planned Commerce Development District to "CC" Community Commercial District with a conditional use permit for a planned commercial center which brought forward the development of the Target store. In 1994, the site plan was amended to include Ross Dress for Less, Barnes and Noble, Famous Footwear, and Showcase Hallmark(CU94-31, Ord. No. 94-100). In 1995 the master site plan was amended again to allow for the development of Linens N' Things on Lot 4R-1 with Mattress Giant and Chesapeake Bagel on Lot 5 (CU95-16). In 1996, the site plan was modified to develop retail space for Barbecue's Galore and Coleman Spas on Lot 9 (CU96-20), Office Depot and Cost Plus on Lot 6R (CU96-29), and a 20,000 square foot retail building on Lot 7 that houses Chuck's Hamburgers, Haltom's Jewelers, and Busybody Home Fitness(CU96-36). CU99-06 allowed the development of a 6,581 square foot restaurant(Mimi's Cafe)with the possession, storage, retail sale, and on-premise consumption of alcoholic beverages(beer, wine, and mixed drinks) along with an attached 3,295 square foot retail building. CU99-57 was approved in November 1999, allowing outdoor seating at Jason's Deli. Conditional Use Request CU00-11 (Ord. 00-34) was approved at the March 28, 2000 meeting which allowed for a bank with drive-through service. In addition a 50-foot landscape buffer was approved with the request around the remainder of the undeveloped portion of the Towne Center Addition including the bank site to bring the entire planned commercial center into 0:IZCUICU10-30.4 2 January 11,2011 (3,16PM) compliance with the landscaping requirements. The Site Plan Review Committee approved CU03-01 in March 2003, allowing the placement of a pole sign for Haltom's Jewelers. The Site Plan Review Committee also approved CU03-02 in March 2003, permitting a revision of the Luby's Restaurant pole sign. At the August 19, 2003 meeting, Council approved a conditional use request (CU03-26) for modifications to the site plan for the Target retail store. Conditional Use Request CU04-24 was approved at the August 17, 2004 meeting with allowed for a 132 bed skilled nursing facility within the Towne Center Addition accessed from Ira E. Woods Avenue. At the October 17, 2006 meeting Council approved an amendment to site plan for the planned commercial center (CU06-39) to allow the development of two medical office buildings totaling 6,595 square feet. At the November 20, 2007 meeting Council approved an amendmentto site plan forthe planned commercial center (CU07-35) to allow the development of two medical office buildings totaling 9,456 square feet. Conditional Use Request CU08-29 (Ord. 08-71) was approved at the November 18, 2008 meeting to allow a 25-foot landscape setback for all parcels adjacent to Ira E. Woods Avenue and William D. Tate Avenue. Conditional Use Request CU09-03 (Ord. 98-07) was approved at the March 24, 2009 meeting to allow gasoline sales and alcohol sales for off-premise consumption (beer and wine) and two monument signs in conjunction with a 4,902 square foot convenience store. At the June 15, 2010 meeting conditional use permit CU10-13 (Ord. 2010-28) for a monument sign and to allow the possession, storage, retail sales and on-premise consumption of alcoholic beverages (beer, wine and mixed beverages) along with SU10-05 (Ord. 2010-29) to allowforthe use of one billiard table in conjunction with a restaurant were both approved. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "CC" Community Commercial District, "R-3.5" Duplex, and "LI" Light Industrial District—Baylor Hospital, Grapevine Industrial Park, Clearview Park and Brown Chiropractic SOUTH: "CC" Community Commercial District—Classic Chevrolet, Outback Steakhouse, California Pizza Kitchen, Boston Market, Hooter's and Red Robin, The Original Pancake House EAST: "CC" Community Commercial District, "CN" Neighborhood Commercial District, "GU" Governmental Use District, and "HC" Highway Commercial District—numerous retail stores and restaurants including: Joann's Superstore, PetCo, Subway, Baja Mexican Grill, Peace Burger, Firestone, Taco Bell, Silver Fox Steakhouse, Chick-Fii- A, U.S. Post Office, Kingston Fabric and Midas WEST: "CC" Community Commercial District — State Highway 114, and Regency Center including Academy Sports, Best Buy and Edohona Hibachi & Sushi WZCUICUIQ-30.4 3 January 11,2011 (3:10PM) AIRPORT IMPACT: The majority of the Towne Center Addition No. 2 including the subject site is located within "Zone A" zone of minimal effect as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs Map. Few activities will be affected by aircraft sounds in Zone A, except for sound sensitive activities such as auditoriums, churches, schools, hospitals, and theaters. The applicant's proposal is an appropriate use in this noise zone. 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. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates Ira E. Woods Avenue as a Type C Minor Arterial with a minimum 80-foot right-of-way developed as four lanes with a turn lane. /at WZCUICU10-30.4 4 January 11,2011 (3:10PM) s ORDINANCE NO. / ea AN ORDINANCE ISSUING A CONDITIONAL USE PERMIT IN ACCORDANCE WITH SECTION 48 OF ORDINANCE NO. 82-73, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF GRAPEVINE, TEXAS, SAME BEING ALSO KNOWN AS APPENDIX "D" OF THE CITY CODE, BY GRANTING CONDITIONAL USE PERMIT CU10-30 AMENDING THE SITE PLAN APPROVED BY ORDINANCE NO. 2010-28 FOR OUTSIDE DINING IN CONJUNCTION WITH AN EXISTING RESTAURANT IN A DISTRICT ZONED "CC COMMUNITY COMMERCIAL DISTRICT REGULATIONS ALL IN ACCORDANCE WITH A SITE PLAN APPROVED PURSUANT TO SECTION 47 OF ORDINANCE NO. 82-73 AND ALL OTHER CONDITIONS, RESTRICTIONS AND SAFEGUARDS IMPOSED HEREIN; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; PROVIDING A CLAUSE RELATING TO SEVERABILITY; DETERMINING THAT THE PUBLIC INTERESTS, MORALS AND GENERAL WELFARE DEMAND THE ISSUANCE OF THIS CONDITIONAL USE PERMIT; PROVIDING A PENALTY NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED UPON EACH DAY DURING OR ON WHICH A VIOLATION OCCURS; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, an application was made requesting issuance of a conditional use permit by making applications for same with the Planning &Zoning Commission of the City of Grapevine, Texas, as required by State statutes and the zoning ordinance of the City of Grapevine, Texas, and all the legal requirements, conditions and prerequisites having been complied with, the case having come before the City Council of the City of Grapevine, Texas, after all legal notices requirements, conditions and prerequisites having been complied with; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public bearing called by the City Council did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the site; safety from fire hazards and measures for fire control; protection of adjacent property from flood or water damages, noise producing elements, and glare of the vehicular and stationary lights and effect of such lights on established character of the neighborhood; location, lighting, and types of signs and relation of signs to traffic control and adjacent property; street size and adequacy of width for traffic reasonably expected to be generated by the proposed use around the site and in the immediate neighborhood; adequacy of parking as determined by requirements of this ordinance for off-street parking facilities; location of ingress and egress points for parking and off-street locating spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health and the general welfare; effect on light and air; the effect on the overcrowding of the land; the effect on the concentration of population; the effect on the transportation, water, sewerage, schools, parks and other facilities; and WHEREAS, the City Council of the City of Grapevine, Texas, at a public hearing called by the City Council of the City of Grapevine,Texas,did consider the following factors in making a determination as to whether this requested conditional use permit should be granted or denied; effect on the congestion of the streets, the fire hazards, panics and other dangers possibly present in the securing of safety from same, the effect on the promotion of health and the general welfare, effect on adequate light and air, the effect on the overcrowding of the land, the effect on the concentration of population, the effect on the transportation, water, sewerage, schools, parks and other public facilities; and WHEREAS, all of the requirements of Section 48 of Ordinance No. 82-73 have been satisfied by the submission of evidence at a public hearing; and WHEREAS, the City Council further considered among otherthings the character of the existing zoning district and its peculiar suitability for particular uses and with the view to conserve the value of buildings and encourage the most appropriate use of land throughout this City; and W HEREAS, the City Council of the City of Grapevine, Texas, does find that there is a public necessity for the granting of this conditional use permit, that the public demands it, that the public interest clearly requires the amendment, that the zoning changes do not unreasonably invade the rights of those who bought or improved property with reference to the classification which existed at the time their original investment was made; and WHEREAS, the City Council of the City of Grapevine, Texas, does find that the conditional use permit lessens the congestion in the streets, helps secure safety from fire, panic and other dangers, prevents the overcrowding of land, avoids undue concentration of population, facilitates the adequate provisions of transportation,water, sewerage, schools, parks and other public requirements; and WHEREAS, the City Council of the City of Grapevine, Texas, has determined that there is a necessity and need for this conditional use permit and has also found and determined that there has been a change in the conditions of the property surrounding and in close proximity to the property requested for a change since this property was originally classified and, therefore, feels that the issuance of this conditional use permit for the particular piece of property is needed, is called for, and is in the best interest of the public at large, the citizens of the City of Grapevine, Texas, and helps promote the general health, safety and welfare of this community. ORD. NO. 2 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby issue a conditional use permit in accordance with Section 48 of Ordinance No. 82-73,the Comprehensive Zoning Ordinance of the City of Grapevine, Texas, same being also known as Appendix"D"of the City Code, by granting Conditional Use Permit CU10-30 to amend the site plan approved by Ordinance No. 2010-28 for a planned commercial center with the possession, storage, retail sale and on-premise consumption of alcoholic beverages (beer, wine and mixed beverages), specifically to allow outside dining in conjunction with an existing restaurant, (Bottlecap Alley 1 Icehouse Grill), in a district zoned "CC" Community Commercial District Regulations within the following described property: Lot 7, Block 1, Town Center Addition No. 2 (1469 West State Highway 114 #614) all in accordance with a site plan approved pursuant to Section 47 of Ordinance No. 82-73, attached hereto and made a part hereof as Exhibit"A", and all other conditions, restrictions, and safeguards imposed herein, including but not limited to the following: None. Section 2. That City Manager is hereby directed to amend the official zoning map of the City of Grapevine, Texas, to reflect the herein conditional use permit. Section 3. That in all other respects the use of the tract or tracts of land herein above described shall be subject to all the applicable regulations contained in said City of Grapevine zoning ordinance and all other applicable and pertinent ordinances of the City of Grapevine, Texas. Section 4. That the zoning regulations and districts as herein established have been made in accordance with the comprehensive plan for the purpose of promoting health, safety, morals and the general welfare of the community. They have been designed with respect to both present conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to secure safely from fire, panic, flood and other dangers; provide adequate light and air; to prevent overcrowding of land, to avoid undue concentration of population; facilitate the adequate provisions of transportation,water, sewerage, drainage and surface water, parks and other public requirements, and to make adequate provisions for the normal business, commercial needs and development of the community. They have been made with reasonable consideration, among other things, of the character of the district, and its peculiar suitability for the particular uses and with a view of conserving the value of buildings and encouraging the most appropriate use of land throughout the community. Section 5. That this ordinance shall be cumulative of all other ordinances of the City of Grapevine, Texas, affecting zoning and shall not repeal any of the provisions of said ordinances except in those instances where provisions of those ordinances which are in direct conflict with the provisions of this ordinance. Section 6. That the terms and provisions of this ordinance shall be deemed to be severable and that if the validity of the zoning affecting any portion of the tract or tracts of ORD. NO. 3 land described herein shall be declared to be invalid, the same shall not affect the validity of the zoning of the balance of the tract or tracts of land described herein. Section 7. That any person violating any of the provisions of this ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in a sum not to exceed Two Thousand Dollars ($2,000.00)and a separate offense shall be deemed committed upon each day during or on which a violation occurs or continues. Section 8. That the fact that the present ordinances and regulations of the City of Grapevine, Texas, are inadequate to properly safeguard the health, safety, morals, peace and general welfare of the inhabitants of the City of Grapevine, Texas, creates an emergency for the immediate preservation of the public business, property, health, safety and general welfare of the public which requires that this ordinance shall become effective from and after the date of its final passage, and it is accordingly so ordained. PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS on this the 18th day of January, 2011. APPROVED: ATTEST: APPROVED AS TO FORM- ORD. NO. 4 WuRpo OIL Sl- -" N87'08'12r E 188.69' D IRA E WOODS (S.H. 26) E. r _- _- -- N 8342'0O" E 80.04' 76'731 E . i _ 83'42'00" - -. --- _ S 37.72'36 E wDGDs ... �2.44'03" , _ zs•AN_srnucn __W/CU P.` R=11.414.16' `_ ---®� / C_C FOR PCC I I :,F sn E 1 t LOT 18 BLOCK�1 4'- ° S. .23'42"W -•�,- -.e 1 7 F 52 1.72' I( 0 50 100 200 N 75'57'07",E 81.4�6 -- �- -u LANDBGPE sElBAcx _ (OPEN SP CE �t ..__, i`I iI I'i '.68 O S ,11 !3 O I' \. =3'29'13" FUTURE = 9 _.- N VOi'02" E 78.04 _ - p 25,060 S.F. 1 i t 27 91' sK9N a `� II �+� _ If QUICK TRIP _. �" 5 N LOT 14R-1 BLOCK tl l { a,Boz S.F. _.i ;. u°xumT -- • o=3'29'1 t" N r_ TNCE - 3TE °LADm r n R 12DaD i _.', FUTURE DEVELOPMENT)i 1 1 L=70.71 I' ' N 35'04'5B' E 123.62' _ _ 'I Ir 1 B.x.DetwrlD sF. �� -- ___ sxaR S0'34' sRDP .- { 1 M wN° �- NED I`, ..h 1 i_: I ..j wss. Aa f ys 7.3514 i :�It cc W/CU FOR PCC � I >o�sie,�'.a;�. 16 - ; PD D �0 320,214 S.F.5 K i�n .'I �'� r. d 6=8'ST03" s. ., GC FUTURE DEVELOPMENT..._.- ' r --'1 hl -1 w Pa 9s1 .� I R=1,04§.QO' Nm�: VICINITY MAP N 1 ZONED: ilI 1 \-II- - G I L=163.88' I. THE CURRENT ZONING OF LOTS 3-R-1,t-R-2 TOWNE CENTER ADDN. AND LOTS 1.2R,3R,4-R-1.5.6-R, / DR PCC - f `' 7Y THE BETRADN 7,8.9.10.1IR h 12 TOME CENTER ADON.No.2,IS C-C,COMMUNITY COMMERCIAL WITH A PLANNED EXISTING " QC,W CU F, I FUTURE �' couMERLNL CENTER DmGNA TON. TARGET 1 1 - _ - B.000 s.F. z. + I u..lI r - II /r 1 CONOFTONAL USE REQUEST FOR FOLLOWING: t 116,221 S.F. - BLDG.AREA r{-_' 1-.r�', � � §T:ue ii 1 5°76 _ [ -.-...._._ -._ i- I-' .._i ..,,- B.F. ,II i J 6 , 6: 'I _ r A THE MASTER SITE PLVI.PLANNED COMMERCIAL CEN1IIt. A PIANNm COMMERCIAL CENTER 0.5 DEMONSTRATED BY ,LAG• t �I FUTURE '6 O•' 3. PARKING AND DRIVE AREAS TO BE PAVED WRH MINIMUM 5 CONCRETE PAVEMENT. I 1 FUTURE 5 F I RETAIL ,� I 16' _ E BUFFERS AND OTHER ON SITE LANDSCAPE i •.-... '.1.'., f;. " I` N :,.-._ f LDT 17,7 BLOCK 11 .-_.� EOICAI '.. 4 REFER TO BUILDING ELEVATDNS AND SIGN DETAILS. �. I,. ) I OFFICE! _- I`� S. REFER TO LANDSCAPE PUN FOR LANDSCAPE - 68MR. O ,, U 1'• � 1, � I , IMPROVEMENTS. ".'CURR T ZONING:. ® _. ,; •,'� ,' S4,659 S.F: 130487 __ +, '± LOT 1, BLOCK 1 --_,Q ° i S.F. 4 10 / (� ;'A H$T/T 6. PROVIDE SOIL EROSION CONTROL IN ACCORDANCE WITH THE CITY OF GRAPEVINE SOIL ER090N 435,6D1 S.F. - 1.2540 AQ. 5,i10$f , STREET AND SEDIMENTATION ORDINANCE(SECTION 47.E1.b.18). 70.000 AC. 'L,q -FUTURE DEVELOPMENT ;0.^ ©� - X. BAN 7. DISABLED PARKING TO BE DESIGNATED IN ACCORDANCE WITH CHAPTER 23,SECTION 26-64 r ,ii ZONED:.` f }• ,�j O 1 CURRENT ZONING: PCC , THROUGH 23-69 OF THE CODE OF ORDINANCES. "CC W/CU TOR PCC = , MOFFICE r S.f. PROPOSED ZONING: PCC 3,547, d a 8. LOTS i,8R,k]- BLOCK 1 PICA PARKING SPACE 9 Xt HANOMAPPEO 23'Xi6(DOUBLE e 1 1 I 1 /' FUTURE .O --1' " S.F. D HANDICAPPED SPACE WITH 5'WALK AISLE BETWEEN THE W SPACES). •.,I r+l O i e' 21.490 S.F. _- __ 9. CAPPED 27'Xf (DOUBLE WWOICAPPED . - ® 228.50' ,r '- _ _ SPACE WITH B WALK AISLE BETWEEN THE 11 SPACES), "-.-•' 'L'''Q® 1 ` 1 B 80'T W W 0.00' L ! /Jr LOT I IR, BLOCK 1 10. LOOTSJRR2.B2RC,3R.44.h 11,BLOCK I TTPIGL iPARKG SPACE 9'X18'.HANDICAPPED 21-XIS' _ ._ _._ DOUBLE HANDICAPPED SPACE WITH 5 WALK AISLE BETWEEN THE 8 SPACES). 1 - E COST PLUS ' �: - - 58,131 S.F. . gts'39" 19.089 S.F. .' 46.00' IT. ALL REQUIREMENTS OF SECTION 60.SIGN REGULATIONS WILL.BE MET. ACES ETnST. F ,` O I S BBt 3.21,W , ' ' I `- PROP. ZONING PCC 12. CONOUIONAL USE REQUEST CUO4-24 IS A REQUEST TO MEND THE PREVIOUSLY APPROVED SITE PLAN OF BHDPfNN6 ` , 1.3345 AC. _FL NA ;' :. 1 � ' P _ _ COMMERCMI CENTER SPEGFICALI.Y TO ALLOW FOR / LOT 16, BLOCK i CURRENT ZONING: PCC iviANT slaty » (.. .2j0•00, - ' - THE D&ELOPMENT OF A SKATED NURSING FACNIY. _ � I 41,773 $.F• _ -1 Or �.' CUDJ 2B(ORDINANCE N0.03 52) FOR A PLANNED RBLOCK, ' I I; r r �l;ti MEDICAL OFFICES I I i B f _ 13. CONDMONAL USE REQUEST CU06-32 IS A REQUEST TO AMEND THE PREVIOUSLY APPROVED SITE PUN OF 46'39;W i 1 OFFICE DEPOT r I ZONED: „,. F D' CUOO-38(ORDINANCE NO.OD-87) FOR A PLANNED COMMERCIAL CENTER SPECIFICALLY TO ALLOW FOR LOT 6 S,tieµsF LI y i Q7RRENTii 978 AC.® \ 30,845 S.F. ' +i- ", ' ' -, `/ THE DEVELOPMENT OF A NEW RESTAURANT. / �6 / d 24 4 REs1uRUNr 1 tii.DO ZONING: ys r I I a:; / CC W CU FOR PCC 7 rl 10 R=1382.40' LOT 10, BLOCK t ORR - _ • . I, I •` '+ L=5�6.9T w B,SBI SF /d / I O FUTURE fE` i' 6 10. CCNOUtMPTI USE REQUEST CUOO-32 IS E ALSO FOR NE, POSSESSION,SERE,STORAGE,AND ON-PREMISE 90,152 S.F., 2.0696 C. "' (�1}z © ' r I P 3 S.F. i I RESTAURANT. OF ALCOHOLIC BEVERAGES( WINE,PAID MIXED BEVERAGES)W COWUNCRON WITH A CURRENT ZONING: 4,{ �; `�1` P" C W CU FO PCC ' �'1 ":.�; l e _ - _t NOT 75R. BLOCK,1 - LOT 2R, BLOCK t RESTAURANT.THE PREMISE IS THE ENTIRE WE CC W/CU FOR PCC 1,38,133f$!�. -1� 9 � 37,728 S.F. RDA. ZONING: AMENDED 15 + I 17.113 _ 15. DMONAL U E REO EST 0006-39 IS A REQUEST TO AMEND TIE APPROED SITE PUN OF cu04-24 GC W CU FOR PCC _ - LOT 7170,751 S.F.00K'-t I 0.8661 AC. (ORD.Q 53)SMR AUPLANNED COMMERCIAL CENTER SPECIFTCAU_Y M ALLOW THE DEVELOPMENT OF ' T 3.1711 AC.- / �� " ';1 EX. LINENS In 9 THINGS ,r �: •- 70,751 S rl FUTURE�LOPMENT.I '..j CURRENT ZONING: PCC TWo OFFICE eUILDINGS. 11 ""'IT. r' r PROP. ZONING: PCC T6. CONDITIONAL USE REQUEST CUDB-29 IS A REQUEST t0 AMEND THE APPROVED SITE PLAN OF CU07-35 ` ..'GD W ZONED: FOR PDQ /�„ �--CC W/GU FOR PCD-.1 © /;' Q (ORD.07-66)FOR A PLANNED COMMERCIAL CENTER SPECIFICALLY TO ALLOW A 25-FOOT UNOSCAPE 1 { '1' f I EX RETIREMENT :`q - S K FOR ALL DEVELOPMENT PARCELS ADJACENT TO IRA F WOODS AVENUE AND WILLIAM D.TATE CURVE DATA: ' E.H-g O3'2,E. '.� ;'I 0 O° [� 10 "' ETIREMENT CENTERS > 6 LI® 2 I;,/r' O 17. CONDMONAL USE REQUEST CUG9-03 IS A REQUEST TO AMEND THE APPROVED SITE LAN OF CUDS-29 AVENUE v RAD.=2261.83' 6 ® ' 1 j" ., (ORD.POSSESSION, TOR A PLANNED COMMERALE AND F CENTER PRB41 E CONSUMPTION t0 ALLOW A GAC U4EBEVERAGES SERVICES(O M THE ARC= 7038.56' - 'L r ///NIA;-- -."+L I / ?"- �,L. POSSESSION,STORAGE,RETAIL BALE FND OFF PREMISE CONSUMPDON OF ALCOHOLIC BEVERPCES(BEER AND NWE) CH.PANG— 2J10 Jd'W T 4-R-I. BLOCK t ; I `' I : I (( /' ' '� AND TWO MONUMENT SIGNS WITH MORE TAN THIRtt PERCENT CHANGEABLE COPY IN CONJUNCTION WITH A ` 5� 1-t-. /��/ (� ��CHORD- f048.93' \ ° .1''1 382,660 S.F:A,8, 47 AC ® 1 EX ROSS ,. CONVENIENCE STORE THE PREMISE 15 THE ENDIVE 917E + - -s^' "`:: .•t{,`I.`!i Y '.5 1 '� 28.410 S.F. ' 03,-:.. 8 d " ® �:-... - - N 4.3.13 W V 18.A)WIN MONAL USE REQUEST CUI(-13 IS A REQUEST TO AMEND THE PREVIOUS APPROVED SITE PUN EXt$Tl'h)I 1 ' 1 •79' OF CU03-01 SPRC,CU96-36 ORD.97-08 FOR A PLANNED COMMERCIAL CENTER,SPECIFICALLY TO '�. B4O00' -, ( ,. BB ,� ._ l,i ........v.,. +. ^n AL1fTN THE POSSESSION.STORAGE AND RETAIL SALES OF ON-PREMISE CONSUMPTION OF A.LCOH000 BEVERAGES(BEER,PANE AND MIXED BEVERAf.FS)AND A MONUMENT SIGN WITH CHANGEABLE COPY IN ' S'.F ii IVVJ g C/ EXCESSOF 30%IN CONJLINCTION WITH A RESTAURANT.THE PROPOSED MONUMENT SIGN WILL NOT CAUSE y y 1 ` CURRENT DIVING: I >.. LIGHTING LEVELS TO EXCEED 3.0 FOOTCANDIES AT THE PROPERTY LINE SPECIAL USE PERMIT REQUEST RETAIL _- )--- S 3520'4T W 323.05' 4 O CC �{ _ _ L--- % X, N $U10-05 IS A REQUEST TO ALLOW ONE POOL TABLE IN CONJUNCTION WTiH A RESTAURANT. F �r cc R P _ z E RESTAURA T a �/ " ROP: ZONING.• AMENDED®: + 10,564 B THE ENTRE SRE IS THE PREMISES. 4 Cc W/CU"F�R'.,PCC i. ._ S.F. `a ) LOT 9, BLOCK i / ,�'I t U EX. BARNES R NOBLE 'I'" 19. CONDMONM USE REQUEST CUIO-30 IS A REQUEST TO AMEND THE PREVIOUS APPROVED SITE PLAIN 53,922 S.F.. 1.2379 AC. 25,Q•j,7 S.F. - +! it,�, N 78¢9. - '; - 1 i;� OF CUIO-13(ORD.10-28)FOR A PLANNED COMERCW.CENTER WITH THE POSSESION,STORAGE,RETAIL SALE CURRENT ZONING: 797 6 CONJUNCTION iWRHCONSUMPTION ESNRAM�SPECRFl ALCOHOLIC CALLY TO A�LLIOW (OEM.WINE, DIN,NC.OUTSIDE SPFAKF�RSESE NOT VV 3AND CC W/CU FOR PCC 8 %` 'S ' = 7-,• PROPOSED. PROP. ZONING: AMENDED ! !� �, e' a�I CC W/CU FOR PCC EX,roRo LOT 3R, BLOCK t PROJECT DATA THE eRouxo suAN 100.311 S.F., 2.3028 AC. SUN DARDs IN sFCRaN eD 9 ,y,_ ,6 1 I`-O 1 a /. BUILDING CURRENT ZONING: LAND AREA BUIG PARKING PARKING BUILDING LANDSCAPE PERVIOUS IMPERVIOUS LANDSCAPE CC WOCU FOR PCC LOT (S,F.) AREA (S.F.) OCCUPANCY REQUIRED PROVIDED COVERAGE AREA(S.F.) SURFACE (S.F.)SURFACE (S.F.) PERCENTAGE PROP. ZONING: AMENDED LOT 1-R-2 96,749 14,550 RETAIL 84 147 15.0% 17,690 17,690 79,059 18.3% 1 EX. RETAIL {/. CC W/CU FOR PCC 1 "`iiiTTTJJJ P 26,759 S.F { I / "LOT 2 LOT 3-R-1 701,443 9.600 RESTAURANT 153 755 9.5% 27,645 27,845 79,798 21.3% EXIST 1' IQ / TOWNE CENTER ADDITION LOT 1, BLK. 1 435,601 116,221 RETAIL 523 588 26.7% 65,770 65,770 369,831 15.1% 9 y �% +/ l VOLT'388-135, PG.02 38 6.1% 15.793 15.793 21,935 41.9% µ�w°rirN�c""cET°NrtR :"n SQF.O ,, ® + `lam LOT 2R, BLK.1 37,728 2,304 RESTAURANT 33 a R IENMT slaw TAIL/BANK 1 11 ` "' F LOT 3R. BLK.1 ,00,311 10,564 RESTAURANT 139 138 10.5 31,631 31.631 68,680 31.5% ` �' �EXISTINO MJ DESIGNS /+`' LOT 4Rt,BLK.1 RETAIL 519 528 30.17 19,078 19,078 363,582 5.0% 382,660 715,796 T I ? 11 a a� LOT 1-R-2, BLOCK t _ j, 96,749 S.F., 2.211 ACRES LOT 5• BLKA 46,570 6,000 RETAIL 27 48 12.9% 9,500 9.500 37,070 20.4% i , / CURRENT ZONING: PCC LOT 6R, BLK.1 161,075 49,934 RETAIL 225 221 31.0% 4,300 4,300 156:775 2.7% jj l\ a 19, Y - O ` - i°•`-yry0 PROP. ZONING: PCC LOT 7, BLK.1 101,990 20,509 RETAIL 109 . 109 20.11% 22,594 22,694 79.396 22.2% A y� ° y' F Sry LOT 8 53,780 8,000 RETAIL/BANK 36 48 15% 10,510 10,510 43,270 19.5% LOT 8, BLOCK 1 % ` 55FEXIST•, Q YS OC 4, LOT 9 53,922 BLOOD RETAIL 36 64 159, 14,345 74,345 39,577 26.6% 53,780 S.F., 1.2346 AC. �' '`� CURRENT ZONING: S RETAIL �� >'rA`'1/< 3 - LOT 10 90,152 9,819 RETAIL 71 . 137 10.9% 21,084 21,084 69,068 2349. CC W/CU FOR PCC \ n `.. 60D0 s �\ Q° LOT 11R 58,131 4,448 RETAIL 21 39 7.7% 18,924 18,924 39,209 32.6% PROP. ZONING• AMENDED \S F LOT 12R-1 170,751 41,448 RETIREMENT CENTER 75 78 24.3% 73,513 73,513 97,238 43.1% v1 - CC W/CU FOR PCC sps7 a/ \� O ,'h,� B le O - ' LOT 13R 320,214 42,714 MEDICAL/DMCE 285 296 13.3% 141,258 141,258 178.956 44.1% 'Sj 9 ` O' LOT 14R-1 209,624 33,060 RET./REST./MED./OMCE 221 256 15.7% 54.631 1 54,631 154,993 26.1% LOT 15R 138,133 17,113 RED./REST./MED./OFFICE 114 164 12.47 28,543 1 28,543 109,590 20.7% �T ,,' NE„I•/ `{ 0 LOT 15 41,173 6,609 MEDICAL OFFICE 44 49 16.3% 10,182 10,182 30,991 24.7% 5 LOT 5, BLOCK 1 /,56 S&p._4 B/, I ' Q LOT 17 54,659 9.565 RED./REST./MED./OFFICE 64 67 17.5% 13,407 13.407 41,250 24.5% 46,570 S.F.. 1.0691 AC. Q ry CpcOSS 4q LOT 18 66 2 4fi02 CONVENIENCE STORE 21 30 7.1 2ZI83 22,183 44189 33.4% CURRENT ZONING: / q F °' 14 eYy. GRAND TOTAL 2,721,036 530,022 2,797 3,200 19.4% 1 516,551 1 616,581 2.104.457 22.7% A CC W/CU FOR PCC 'Qfq c'1 (� m PROP. ZONING AMENDED -'� 1 o-e • INCLUDES PARKING FOR 4,494 S.F. RESTAURANT C CONDITIONAL USE REQUEST CUIO-30 •1'bWNE:CENTE DDITI 16 •� CC W/CU FOR PCC a :.�,CAB:-A, S E 234 t° INCLUDES PARKING FOR 6,587 S.F. RESTAURANT BOTTLECAP ALLEY/ICEHOUSE GRILL ,O / ,�gq 1469 S.H.114 WEST.STE.614 \ O, O LOT T,BLOCK, p D MASTER SITE PLAN m TOWNE CENTER AODN.No.z _ LINE SUMMARY LAWRENC•E A CA1ESf ° <, PLANNED COMMUNITY COMMERCIAL i alase 33 N 65 '00" W \ ° ,T LINE N0. BEARING DISTANCE ✓A r ILT, roc LOTS 1, 2R, 3R, 4R1, 5, 6R, 7-10, 11R, NK MAYOR SECRETARY H k` a Ll S 45'39'13" E 136.21' G i , L' LOT 3-R-1. BLOCK 1 eea 12R-1, 13R, 14R-1, 15R, 16-18 BLOCK ONE .,•,� ` � E L2 5 35'20'47" W 111.86' OWNER DEVELOPER: C/pd.// CURRENT ZONING • PCC L3 S 5C39'13" E 92.00• TOWNE CENTER ADDITION N0. 2 GRAPEVINE/ ATE JOINT VENTURE R=0 4'3" a' " 3102 MAPLE AVE., SUITE 500 PROP. ZONING: PCC R=18 86• � .' � ��' CASE No. CU l 0-30 PLANNING AND ZONING COMMISSION DALLAS,TEXAS 75201 TOWNE CENTER ADDITION L=308, a s !�� L4 S 3520'47" W 43.25' AND 5 (214) 954-0300 CAB. A. SLIDE 1583 ry� L5 S 54'39'15" E 135.00• BOTTLECAP ALLEY / CHAIRMAN ENGINEER/SURVEYOR: 101,443 $.F., 2.3288 AC. `�s ,y5 L6 N 35.20'47" E 164.43• LOTS 1 R2 & 3R 1, BLOCK ONE ICEHOUSE GRILL TOWNE CENTER ADDITION LAWRENCE A. CANES &ASSOC., LLP APP aE1. B)D L7 S 54'39.15' E 173.23• 1469 WEST STATE DATE 14800 QUORUM DR., SUITE 200 LD s 3s•2o'ar w n3s4' CABINET A, SLIDE 295 HIGHWAY 114, STE. 614 SHEET I OF I DALLAS,TEXAS 75254 APPROVAL DOES NOT AUTHORIZE ANY (972) 385-2272 Ls S 5Z45.02" W 43.02' CITY OF GRAPEVINE, TARRANT COUNTY LOT 7, BLOCK 1 WORK/N CONFLICT WITH ANY CODES Lt0 N 3'P14'S8•' W 168.06• TEXAS TOWNE CENTER ADDN. #2 OR ORD/NANCES. ---- Z SEATING COUNT AREA CALCULATIONS OCCUPANCY CALCULATIONS a — ° p BAR SEATING: MAIN ENTRY 001 276 MAIN ENTRY (276) 1(7 S.F. -39 �` ` 2 BARSTOOLS -n DINING 002 361 DINING D.3ss) u1s S.F. -s1 (-: r, :_ A) CONDITIONAL USE REQUEST CU10-30 IS A m O o DINING003 795 BAR (152) 1/15 S.F. -1z REQUEST TO AMEND THE PREVIOUSLY z "' DINING sFarwc: APPROVED SITE PLAN OF CU70-13(ORD.10-28)TABLES -32 MANAGER'S OFFICE 004 71 POOL TABLE Q LIQUOR STORAGE 005 12 VIDEO GAME(248) 1/11 S.F. -23 W p 30°x48°TABLES -96 j p IL SERVICE COUNTER oos 73 KITCHEN poD) vzo0 S.F. - a L.` - FOR A PLANNED COMMERCIAL CENTER WITH w E 36'DIA.TABLES - 8 ^ �x Q BOOTHS -Qq KITCHEN 007 700 OFFICE (71) 1liW s.F - tf/ THE POSSESION,STORAGE,RETAIL SALE,AND w O COOLER 00a 78 OUTDOOR �� l/ 2 Z a COUNTERS @DINING 012 -14 ON-PREMISE CONSUMPTION OF ALCOHOLIC d FREEZER ME 32 DINING (494) 1/16 S.F. .33 DINING SEATING -137 EXISTING MEWS OIO as ��, fl // BEVERAGES(BEER,WINE AND MIXED n O a 1n EXISTING WOMEN'S 011 9a TOTAL -203 v " .\ ii f DINING 012 200 BEVERAGES)IN CONJUNCTION WITH A OUTDOOR DINING SEATING: POOL TABLE 013 198 o O 27x60'PICNIC TABLES -24 z RESTAURANT, SPECIFICALLY TO ALLOW o M VIDEO GAMES Di4 50 PARKING CALCULATIONS 30'k24'TABLES - 6 CIRCULATION/ o m OUTSIDE DINING. w 30'k 'TABLE - 4 CAR 015 152 �-t�v N N PER SECTION 56-GRAPEVINE ZONING ORDINANCE _ '" ©� / ( B) OUTDOOR SPEAKERS ARE NOT PROPOSED. o 24 .. _ ' OUTDOOR DINING SEATING - 34 UNOCCUPIED SPACE 688 i SPACE REQ'D 13 PERSONS(203/3=68) a a a a a TOTAL CONDITIONED SPACE 3,821 S.F. - , j DINING SEATING -137 68 PARKING SPACES REQUIRED OUTDOOR DINING SEATING - 34 OUTDOOR DINING 494 S.F. / ,. TOTAL SEATING -171 ��(L�!(Xr/13�D) CONTRACTOR SHALL VERIFY ALL DIMENALCOHOL SCHEMATIC LEGEND NOTIFY THE ARCHI AT TECT JOBS SITE AND NOTIFY THE ARCHITECTS OF ANY VIM DIMENSIONAL ERRORS,OMISSIONS OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY LIOVOR!BEER SOLO IN THIS AREA WORK �- DO NOT SCALE DRAWINGS Ili 2 ALCOHOL SCHEMATIC PLAN LfOUOR/BEER STORAGE THIS AREA N LIQUOR/BEER CONSUMED THIS AREA o r a' a' 16' SCALE:3(32"—1'-0" *r 3 901—011 FIRE LANE 29'4�" 4' LANDSCAPE ISLAND— 0 4 11'-1" 2 42'-10" REFER TO SHEET Al.lA FOR MORE — — — — — — -- — - - — — — -- — - - - — — — — ---- - - — — — � INFORMATION sY,"a m o LIQUOR STORAGE c �5 1 4 MANAGER s 10'-4" 4'-0" 8'S4' 3 i� OFFICE v DINING t!I,I m II TCi aoz o ( v Y a.n N N �o� C>�h q ED PREZER - � g _� B O �o Gr1114' ( COCLER/ *=1N , �s KITE N = " 6 EXIST'G MAIN MAIN L9 s ��I MEWS ' se SS 5 010 ENT RY "I-, COUNTER + P.Psh 3 �� [,'2 SS 4' C/) t 6' co — z W px•>7 O a o Qj Aack N EXIST'G ( IOF�-r� In VDIEN'S E' CEn c'C7 SEL __ - .. 5 PROPOSED _ DINING �'' �. ODTDOm , 012 ) DIMING00 4AS3"1rAMC$OTiLECAP ALLEY ICE HOUSE GRILLE NING C71d- {{oi5 `I CASE NUMBER CUtD-30 N 003 C .'I` O,_oi, TOWNCENTER ADDITION NO,2,1469 { .x S.H.114 WEST LOT 7 BLOCK i i 4 36"H- 3E HT 36 1IT TABLE HT 3fY x aa" (''J V t1ALTF .E VIDEO t" I S� F'^.hP.t.4F,i,;Ahfs...„ri'v-y..K.dh11.,a€t,11F j GAMES ( JOB NUMBER ey . 9,< , 10.032 BAR O O O i - HT p II IT H t3 0u Hr 9ax4s �.. - CTk ..,,...... 30" Ice -^`---.I Maker V:dso Gol' Cues ... _ I Skfk:£F f t✓ SHEET TITLE J 6'Ice Box ro, — — — —— — — — — — — pNx, �,�.,,! FLOOR �, :o0000o M tryt t 8+e"H ANY 4 l tt �TI�A T: PLAN 35'-3411 119, 0 34 gl_5211 22 1" 16' )'I 3'6 reT 1,ra =',t Lr,wL<4 1 tit a�1_ 1 ` SHEET NUMBER FLOOR PLAN N ■ 1 SCALE:114"=1'-0" PROPERTY LINE GRNAM_NTALS WRH GROUND 4 DIA STEEL BOLLARD.RLLEDW/GONG. COVER~TYP_ AND PAINTED 10 MATCH H METAL z — 3'^AI i'f H L!Vt OAK,11 13 Sl ORI I RONT ON BUII FIND CORt-.AND A xx RCP r NEWCURBAND LANDSCAPE TALL IP.OF FVBED 18`BELOW GRADE-TYP.OF _4?s _... ._. � _.. ISInND-TIP. IIHt IPNL: S yr o _- z r I as.r 4 D m z z z 0— - - - - - — T— � — — o EXISTING EXISTING w / MONUMENT DUMPSTEIR SIGN ENCLOSURE f�VJ � _ 4 14'VHES UR Ht AIt:J ee 6 .-� •y _T T.CORI ANDFMBTD 12' 0 B-OWG D il�CS"S h a n �+ WN BH I E (,�P: H�MovnBLEOECKAccER SURFACE AREA OF PAN S70 GR(ASE WAS(E �.�, �x CONTRACTOR SMALL VERIFY ALL j PROPOSED PATIO & I �PANDANt IOGG wE_L� PROPOSED DECK:466 S F. m — 46-0 0 ' LL Q DIMENSIONS AT THE JOB SUE AND LANDSCAPE ISLAND 39'-1" ORDISC PANARCHITECTS IE BE OOF S40N5 / EXISTING N I - V' V (`--�-- OR DISCREPANCIES BEFORE BEGINNING OR FABRICATING ANY MONUMENT c° RI WORK M DO NOT SCALE DRAWINGS _ 15. SIGN � -FN T 1 0' � �—RAMP UP I U D D. / o�� 3 4 LOT � BLOCK � $TAHTPOINT z /m m 9 V FF m <.. z„ L0 r- PAT10 PLANol d AC ®I l j w 4' 8' 16' SCALE:114"-1'-0" RETAIL I ® 75 S . F . 0CD � v T N I J I '^ �J/ ��Y\� O u1 O�O, s / ¢ ,. >f r >\ ,.,,r.... ,r„ <. .S „ •` O O m C m �I ( 1 1 BOTTLECAP ALLEY w a — W ��> I a Q H 2x FAILING i ICKEI SI PICKETS - A 4 1 HE:SS RL 1Ii}ATEIJ I'L� F , RAILING&PILKFiS PI KEiS POST.CORE AND EM$EU ILV (/] NOT 11111 SPACED`MORE ""I'i_OW GRADI'I, E-1 W N 0,(,7 I — THAN 4 CI EAR NP - ALTERNATING POSTS TYP. In U-3 pa ------ -- -- _____ NORTH ELEVATION BOTTLECAP ALLEY ICEHOUSE GRILLE N 72°35' 43" E 46.21' r. TOWN�EN3TER ADDITIONN0.2,1469 0 2' a' s' s' SCALE:114"=1'•0" 5 H.„4 WEST,LOT,,BLOCK 1 JOB NUMBER _ _ _ _ _N 80° 13'21" E 236.91'_ _ _ _ 10.032 A) CONDITIONAL USE REQUEST CU10 30 IS A ,a REQUEST TO AMEND THE PREVIOUSLY APPROVED SITE PLAN OF CUIO-13(ORD,10-28) srleET TITLE FOR A PLANNED COMMERCIAL CENTER WITH PATIO 20' 40, BLOCK 7 LOT 1 SITE PLAN THE POSSESION,STORAGE,RETAIL SALE,AND >:;----- - 4) ON-PREMISE CONSUMPTION OF ALCOHOLIC PLANS ---_ SCALE:1 —20'•O" BEVERAGES(BEER,WINE AND MIXED - ELEVATION T SCALE i"=20' BEVERAGES)IN CONJUNCTION WITH A ELEVA 1 ION RESTAURANT, SPECIFICALLY TO ALLOW SHEET NUMBER OUTSIDE DINING. r B) OUTDOOR SPEAKERS ARE NOT PROPOSED. - .. _. . ... w NMI Irk �� .terms 5 +-,ds tt _ 4f 41 , t7-7-FT�lt.lr IV- LU !f. ',7l•' •� 4-s-��-ram' -�t�•'fJ» � ^r'r� _ ram r•- '�� ■:■3 _�` i'� �-��r�■pia,r. ' r., tr kk .. co W w .,..a l /fir- , ■% IiL „ �.t.k�a �"^.�,y��ct ,�vC tA A ,1 " aY Z• i All 1t4 �wll Fog j �y • i AA 4 Will 3 -� ��., t►< �!' ti ? -`fir � iJ ♦ %%�� - ���► /:_„ AT .ram w C ps- - • _ r I �.�s .3�s Via': I ■ E■ ■' l '=■i ■ r wu �I ice, FAA u R fir �►� y 7Z' '4 T �. _ ■ 7 �s lap pp Nor 000 I' MET 11" MLE IWO ,. A vt IL AUM -30 >� h .MO. 416 44 l f •,� _Illllliiiiiil ■ IIIIIII' VA -iilllllllllll � �Illllfllillll �s�Illllllilill III�I�I.IIIII�I�I�hI�IIIII �--1 - - � , � f��i�lllli�l�l�l�i111111 I �� �i�' II1LIIIIIIIII�II may'• b' � s �■- f � , ��i .. 4i Y II Ii -+ N Jl� I irl, � i � �� - IIIIIIIIIIII_I1111 , I-,I, ;� - APr ' III s _ 1 fir ,