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Home My WebLink AboutItem 02 - Z08-07, PD08-03 410 North Dove Road c � �� ? �3 �s �b� ��_�� TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND THE PLANNING AND ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER�� SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR MEETING DATE: NOVEMBER 18, 2008 SUBJECT: DEVELOPMENT SERVICES TECHNICAL REPORT OF ZONE CHANGE APPLICATION Z08-07 AND PLANNED DEVELOPMENT OVERLAY PD08-03 „ � , � � r--� i � i i i i �-- ~ '----------- --�� ti;-� APPLICANT: Steve Skinner � , �— Grapevine 5� i �o�e Lake � i Ra i PROPERTY LOCATION AND SIZE: ��_ —�> � — i i �� `° Northwes �� H.i635 The subject property is located at 410•North Dove , � Road and proposed to be platted as Lot 1-6, Block a��,00d,=°e' � �?,� 1A, Tuscan Ridge Addition. The addition contains � 1.42 acres. The property has approximately 239 feet � ro � of frontage along North Dove Road and 234 feet of � S DFW ; � LHall-Johnson ti,�so Airport a i frontage along Hilltop Drive. , � , i T----� o i u ;� i � Glade Rd. m I _� � c � � REQUESTED ZONE CHANGE, PLANNED DEVELOPMENT OVERLAY AND COMMENTS: The applicant is requesting a zone change to rezone approximatelv 1.42 acres from "R-7.5" Sinqle Family District to "R-5.0" Zero-Lot-Line District for the development of six sinqle familv residential lots. The applicant is also requestinq to establish a planned development overlav on the subiect propertv to include but not be limited to deviation from the front yard setback, and depth of lot. At the September 16, 2008 meeting Council tabled a similar zone change request on the subject site due to concerns over reduced right-of-way width and the use of easements for the placement of utilities, drainage and pedestrian access. Based upon the concerns raised during the previous meeting, the applicant has revised the development concept. The applicant intends to develop six residential lots on the subject tract ranging in size O:�ZCU�Z08-07.4/PD08-03.4 1 November 13,2008(10:50AM) 7,532 square feet to 9,301 square feet. The average lot size in this proposed subdivision is 8,202 square feet and density is 4.23 units per acre. The minimum lot size in the "R-5.0" Zero Lot Line District is 5,000 square feet and maximum density is eight units per gross acre. To facilitate development of the project the applicant is seeking planned development overlay to deviate from the following ordinance requirements: • Front yard setback; the ordinance requires a 25-foot front yard setback—the applicant is seeking a setback of 20-foot from the property line for the six proposed lots. • Depth of lot; the ordinance requires a lot depth of 100-feet—the applicant is seeking a lot depth of 54.75-feet for Lot 1, 94.22-feet for Lot 2, 96.20-feet for Lot 3 and 54.75-feet for Lot 6. PRESENT ZONING AND USE: The property is currently zoned "R-7.5" Single Family District and is developed as a former bookstore and prior to that, a church. HISTORY OF TRACT AND SURROUNDING AREA: The subject property was rezoned from "R-1" Single Family to"R-7.5"Single Family District in the 1984 City-wide rezoning. The properties to the north, east and south were rezoned ��4 from "R-1" Single Family to "R-7.5" Single Family District in the 1984 City-wide rezoning. The property to the west was rezoned from "R-1"Single Family to "PO" Professional Office District in the City-wide rezoning. A conditional use request (CU07-30) to develop the subject site as a funeral home was denied at the October 16, 2007 meeting. At the September 16, 2008 meeting Council tabled a zone change request (Z08-07) on the subject site due to concerns regarding right-of-way width, easements and pedestrian access. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: "R-7.5" Single Family District-single family residence SOUTH: "R-7.5" Single Family District-single family residence EAST: "R-7.5" Single Family District-single family residence WEST: "PO" Professional Office District-singte family residence AIRPORT IMPACT: The subject tract is not located within any "Zone" as defined on the "Aircraft Sound Exposure: Dallas/Fort Worth Regional Airport Environs" map. -�;� O:�ZCU�ZOS-07.4/PD08-03.4 2 November 10,2008(3:01PM) MASTER PLAN APPLICATION: .� The Master Pian designates the subject property as a Residential Low Density land use. The applicant's proposal is in compliance with the Master Plan. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates North Dove Road as a Type E Collector requiring a minimum right-of-way of 75 feet to be developed as 4 lanes. North Dove Road is built in accordance with the Thoroughfare Plan. Hilltop Drive is not a designated thoroughfare as shown on the City of Grapevine's Thoroughfare Plan. /at '� ,Mm, ,.�, O:�ZCU�Z08-07.4/PD08-03.4 3 November 10,2008(3:01 PM) _ ,�x�.. � ��, ,�. u ,..�.x.�, .��,.��,�.. w. : _ �t �. �.� e�a��_:m��s,i7.5s6-6k�N��,I 12B 6 R-MH � . 27 @ s N PT 1t �2 �8 1 � 14818 � 14 15 16 17 g 14R1 S PT �a g 1.777 @ 14 18 12R2 �R�� 1 14B1 R '� � HILLTOP OR ,�Q"�� J ,R 3A 5 ,�D�P�- � � R-7.5 '`� R-MF-2 � 14R2 4 3 2 � A �` 55s @ - - G P F� . . . . . . - � SD � ,r . . . . . . . 5c g � . . . - - - - - . . , `0 '.;6A : : : : : : : ��, � . . . . . . SA. . . . &2Q 9R1 13 - - • - - - • - � �� ' : �a � �z - - - 9R2 ,. �� . ; , �`i��g � NPT7 8 10 11 i''� y PO � ��`�'1�� p io �oNpR � '� � �� 4 P��s �j�R 1A �� S PT 7 � � �CC '� � �� 3D1 � � � � � ,�� 3 �� 2R � 2A CC 1 O� �v � �i�� 3RA ��.,3'?J� �� S � � � � 3R � �� Q � �� P�S f� 3 z � A'� �d � 4 Q 1 35�5 ' 1 �+�"A � 5A1 5B1 8R1 Q ��"J� �� Q � �Q��/� �OX 5A1 5B1 SR1 � 1R1,� $� � ��2p, � 1 t3 ��ph 2 �6�.� 1 Ppp� � �' ,.4s @ � ��1.043 @ Q'�3� 1 ,��6� 1 A _��°��'�°� HC W NORTHWEST HWY '� s°�o N ��,�ti .�R� L�� 1 1A �1��. ��i� �� r3�� R3R � $�2R� � `5��5�Pp,R� �+�1 1 6` TR 4D �`j� � �� osa� 3R3R 8��QpS .717 @ 1.034 .832 ,.�� Y. Z08-07 & PD08-03 1 inch e uals 200 feet S k i n n e r C u s to m H o m e s q CITY OF GRAPEVfNE ZONE CHANGE APPL(CRTtON �� -�� 1. ApplicandAgent Name �� .�� n t1 e( Company Name �1�i n�C� �;�1,{� o r� �o t�� 5 Address �q0� ��+ n+� �� 1 C.oc,� �� City (�rrc� ��J r �1� State `�'X Zip 7 6 QS 1 Phone# �v17 ' �Ia1 - a$ �D Fax# g17 — �/�1 -��: CS Emai( `� Mobile# �f� - 9 �,(o � �/ � �� 2. Applicant's interest in subject property �C� Q��t � ��b �,, �e'S��!�n� �a� �r •'� ct� t�_ �r-C�rn��`; l.o�5 `Z,c�n� (�' S 3. Propertyowner(s}name ��u�- . '; h�� P��j A�1�', i� �.��', net `� , Address ��.�3�� 4-�� 1 V fc=-�-' ��-; vC�' City �:�.�-5� State �X Zip '�7�,o S y � Phone# �v�� —��c�' �1 � �� Fax# �� 4. Address of subject property �{-(� �. ��v E� �c�� Legal Description: Lot A 5'3. Block_ `j Addition_ �,c� GQ � . Size of subject property f, .�� Lf�5 acres �D %� � square foot Metes & Bounds must be described on 8 %2 " x 11" sheet 5. PresentZoning Classification �� , j 6. Present Use of Property ��c;l� 7. Requested Zoning District �'� �; � 8. The app{icant understands the master plan designation�and the mast restrictive zone that would al(ow the proposed use is �-� 9. Minimum/Maximum District size for requested zoning �'� , . , .�._ O:�ZC U1APP-ZN 2 5l99 wvaw,ci.grapevine.tx.us zo�-o� 10. Describe the proposed use („ - �o�� , (��n�, �� c)� j�M� r y �Sd� �a� -�� .o�� o r 1-a r�t� / 2�� n� �' J A!!Zone Change Requests are assumed to be complefe when filed and will be placed on the agenda for pubJic hearing at the discretion of fhe sfaff. Based on the size of fhe agenda, your application may be scheduled to a later date. All public hearings will be opened and festimonygiven by applicants and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings wi11 not be tab/ed. Any changes to a concept plan approved with a zone change request can only be approved by city council through the public hearing process. l have read and understand aIl of the requirements as sef forth by the appJication for zone ci�ange request and acknowledge that al!requirements of this application have been met at the fime of submiftal. 11. Signature to authorize a zone change request and place a zone change request sign on the subject property. Applicant(print): J�-� ��t�1n�e-� ) • Applicant signature: � Property Owner{print): . i�! �y� ' � C � � Property Owner signature: � ih . ��;<�� 0!ZCUiAPP-ZP� .� 5;gg wanv.ci.grapevina.tx.us zo� �� ACKNOWLEDGFMENT All Zone Change Request are assumed to be comp/ete when filed and will be placed on the agenda for public hearing af the discretion of the sfaff. Based on the size of the agenda, your applicafion may be scheduled to a /afer date. A!!public hearings will be opened and testimony given by applicants and interesfed cifizenry. Public hearings may be continued fo the next public hearing. Pub/ic hearings wi1! nof be tabled. / have read and understand all of the requirements as sef forth by the application for zone change request and acknowledge thaf al!requirements of this application have been met at the time of submittal. ;� � Signature ofApplicanf � c :', �; Date: � ._� _;��U � S��Y�� :��k�T�-s I�� Signature ofUwner � � ;;ry)1n Date: �-l -�^� . _�.� O:tZCUTAPP-ZN 'rJ 5jgg w v�tiv.c i.,ra pevine.tx.us . s� . ' �V��(� at _ , ' � " r A � * � � � -� 'l�� F�/"i�l!� V �� PL�Ri�IED �E�/ELOPMENT QVERi.1�Y' � � APPLlCAT��N PA�tT!.APPl.I�AI'Ci't�l�l�RdU�T1�N ntama of�nt� � K� � _ 5 S � Strast�ross of9pp�nt/� � 9 da IC' I �'�� =p �ss�r . �o.Q�v�l1� I �a � �7� oJ � Fa;pFttone,�,,,.��.;fsA��6CaRt�ager� ,� • k F�xnurn�arofapp�car�/g�r�t �'�7— �f�! � �.� �I7— �fr�/' t� Em� P l�AE2T .�[tOPER tlrt�lORM/l�'IdN �adaaes�s of sab,f�d � � L.x�a�e�xiABor►dstrbJactpro�ariY�rrelsr,S baur,da mval be dasaibad on 8 ir2"x ii•rsheef} . La� A�c�r. �c�t � � :�,Y, SCra subJoctAropatty . A�es �f g�a � Ptesent�n�g t�� P►opused u5e a'�ie proper!',�' (�- 7'. 5 e�f� f1c3'} ,wtn;r,wm�rrraod��s,rkx stza rtt+r�eqr,,a,-r ZaMtrc�c�dlnarrce pAVision►s�+te�6r:s dsv�BCn� � - �, � • PaiRi'3.PR�,PER7Y ER IM�DRl�1.�'t�ANN ,Yam�d anr��pmperh►owner. s Fub1� �� a � �� s 5't�ef adarreos ofipra�rer!y o�vner. 6�2 . �ii��rie� �ri►�e �YCStete/Z1p Gbde oi'�aparty cwner. �� C 7bo5�f rslapa�oneram��erofFr�pe�tyo�vrx�r. Faur,uuoeerorprvGar.yowf;er.- �t7. 28'Z. �fQt a:tz�aw��A.�d.d� 012..''� 2 � "` <;; � ��g -� � . ,. a � `��-.�r��.�.�o�� ,� � �� ' ��t a�II�lam�lt��il l�b tlls�ust.ar e�jr�d o�►,or prpp�y in � �' �p�e�twaa�rfdt�iAr�t�R+o�aqiD�A�tds�orptope�rtyi►:ltr�� . �� d��Ftlf�� Oq�N�iA�01br� �� , �3�'��rsA��k �to �fIO� ,��bpa�r?�epd� �. �Fnat�s� � � ,' Ibj�1� `Alild�Aowx�r�rt�btj�prpu9d+it�apAtnne�dov��,r�e,18►baaPl�'odRY ta� 1�+s � �aeu�tAx� �Y�(►,�a+�raw�nNdos�a�to�ea�y ad,�ncwta�s la3�'!`L. � , Ri�}PLACB��+(,qNl�E� f�f" �_ � '—� ��._._� ` l��a�. a� � 7yer StaAO p� �� . . �� m 3N�Qqpo�b�AP+awd f'. � �f01A1 ,��l�YB�'b MO ot1 ��Ir��b��lb A�O�� 3Z ilcr 1b�D�79�+hd -=�P� �� de6t��a � AQ ' '� _,s �.Notary Public,State of Texas N;` }!` My01l09/2010jres � i �,,,� �`K. , 3�� i �"t�'�R�k 1+�L��13 L)G�r1ar�s t ly;� � � s L�� , r • ,� � �� ,: rr��.e.ar : S i • ,;� c.t�+p►d► ,,�. �+.w � �,-P`,� -✓ti a,s�e�o►a.�b+� � � `� �x�n k�as ro�so(�rp�!d nr.a�v�r omli aomrd a aCtrr�do bs 44r a+rson�r.�a?s�mr b r,o �e(o+o�dk�m��t 3t aaoWb�'�the�krehr�m�? � ��*r�aoe f�@lvers ta�orAb'�d awld8�z�l C�kbs�dr� dsyr pf 1i.0. C_N U MZS, ; ilj .►�•oo ` i,' ``-�, : s��t�r r� �eErr N�Y Putfic S�e cf 7exas ,. �iE,.r° � �?y Comm.Exp�re�;tan.25,2410 ��Y�AP�C�.�oe 3 ,I , � , �� -c�� . I I' � � I I �� ( i �� /��"�� . � , �R��t �� ` �j� �� +��br�e�l�� d�o�s�ie sr� +�'� �s J4�+d�a. ��;��#�aime�F�ii�f�y, , � � �d'� ��p�'p� � � �e�',ba m �1►�� a° ma�ar t�a�rr� �� p�nr�i � � " �Y � �' � �* � � p�b� � � �_ �r�qop�r�aa i�r a ��aor��r#�r'� �t�� a1� �n"`'� ��ie'd�► a J�lbd a�t��4►�� - ar�id b�r�p�ad or� as � :. �r +�d?��qi��a�dt��E� l�'af�r�p�o�d� � _ �at nrt!��ir�v.��a�ct�s�d �� r M��O��, ��,p i�� _. . '� ��a�l��..��!'�1#f�„ • � ,��' . . , . � � � - � _� �Aatbi�a�-� � �8 �or� arsti t�r �'�'��v�'��'o� �.�. �:�� ,: . �t►o��e�e�.��il�t��p� `'�' ��/oy��' � ��►�f'�x4��a�rx�af i�s��nrvr�ari t»�a� �� • i •� ��'`; , ;� � ; • � ,:.;�D r�'�`�v i i � ..�.�., ,1r� � 61�� , �.. � �� . ,�.-- ; ; ��a� -. 4 ' � �� :., .,�..,. � , `� � . ; No.44930 Fieid Notes ,�. Description for a 1 .420 acre tract of land in the Thomas Mahan Survey, Abstrac. Number 1050, situated in the City of Grapevine, Tarrant County, Texas and being Lot 6, Block 7, W. C. Lucas Addition, according to the plat recorded in Volume 388-I, Page 81 , Plat Records, Tarrant County, Texas; Save and Except that portion described in a deed to the City of Grapevine, recorded in Volume 12321, Page 1253, Deed Records, Tarrant County, Texas; Together With Lots 5-A and 5-B, Block 7, W. C. Lucas Addition, according to the plat recorded in Volume 388-4, Page 125, Plat Records, Tarrant County, Texas; Also Together With a portion of Hilltop Road vacated by City Ordinance, to the City of Grapevine, Tarrant County, Texas, and being described as one (1) tract by metes and bounds as follows: BEGINNING at a 3/8" iron pin found for the most easterly corner of Lot 5-B; THENCE South 55 degrees 55 minutes 40 seconds West a distance of 132.84 feet to a 1/2" iron pin found for the most southerly corner of Lot 5-A and for the most easterly corner of Lot 6; THENCE South 56 degrees 02 minutes 49 seconds West a distance of 100.14 feet to a 1/2" iron pin found in the northeasterly line of Dove Road for the most southerly corner of Lot 6; THENCE North 33 degrees 53 minutes 18 seconds West a distance of 165.66 feet along the south � northeasterly line of Dove Road and the southwesterly line of Lot 6 to a 1/2" iron pin set with cap marked, "AREA SURVEYING" for the most southerly corner of said City of Grapevine tract; THtNCE North 56 degrees 49 minutes 04 seconds East a distance of 9.13 feet to a 1/2" iron pin found with cap marked, "HUITT-ZOLLARS" for the most easterly corner of said City of Grapevine tract; THENCE North 33 degrees 53 minutes 18 seconds West a distance of 73.93 feet to a 1/2" iron pin set with cap marked, "AREA SURVEYING" for a corner clip of said City of Grapevine tract; THENCE North 11 degrees 33 minutes 19 seconds East a distance of 22.27 feet along said corner clip to a 1/2" iron pin set with cap marked, "AREA SURVEYING" in the southeasterly line of Hilltop Drive for the most northerly corner of said City of Grapevine tract; THENCE North 56 degrees 04 minutes 02 seconds East at 75.14 feet passing a 1/2" iron pin found for the most northerly of Lot 6 and continuing along the northwesterly line of said portion of Hilltop Drive vacated by city ordinance a total distance of 234.67 feet to a 3/8" iron pin found; THENCE South 27 degrees 54 minutes 35 seconds East a distance of 256.14 feet to the POINT OF BEGINNING, said described tract containing 1.420 acre of land. Bearings based on a survey made on the ground. c:�projects144930\tuscan ridge field notes.dce _� AREA SURVEYING, INC: � �{Q� "` � 2�0$ � Surveying/ Mapping � ti, - - 135 SheKeld Orive/Fort Worth,TX 76134 Pa e 1 of 1 °� g �� 0 �� __ - Voice:8772W�are8surveying.�764.2328 .�„� .�..,..,�,6��..��. .,.._ .,.,,.� M.J.WRIGHT&ASSOCIATES, INC. 8233 MID-CITIES BOULEVARD ' N.RICHLAND HILLS TX 76180 OFFICE: 817/268-5555 FAX: 817/268-5558 MJW@MJWRIGHT.COM November 10, 2008 Mr.Albert Triplett, Jr. City of Grapevine � Grapevine Development Services f�� , � � 1(IQ� �� RE: CASE#Z08-07/PD08-03 � , TUSCAN RIDGE BLOCK 1, LOTS 1-6 401 NORTH DOVE ROAD GRAPEVINE, TARRANT COUNTY, TEXAS Mr.Triplett, The owner, Star Bib►e Publishing, is requesting a zoning change from the current zoning designation, "R-7.5 Single Family Residential", to a zoning designation of"R5.0-Zero Lot-Line Residential" with a Planned Development Overlay with the following deviations °�.,: -The proposed front setback line of 20' be allowed in lieu of the current 25'front setback line that is required in the zoning regulations for R5.0-Zero Lot-Line ResidentiaL -The proposed minimum lot depth, ranging from 54.75'to 106.16', deviation is allowed in lieu of the current 100' lot depth that is required in the zoning regulations for R5.0-Zero Lot-Line ResidentiaL We are requesting the deviations to help maintain proportionai building area due to the small width of the overall property, as well as the additional right-of-way dedication. 7'he proposed site plan will benefit the surrounding neighborhoods in several ways. first, the proposed site plan will provide a quality residential development in lieu of commercial development. Another benefit to the neighborhood is that all lots located in this subdivision are proposed to be no less than 7500 square feet, thus adding to the compatible nature of this subdivision. This will allow the subdivision the ability to biend with the surrounding neighborhood in size, quality, and character. Finally, the proposed subdivision wili have sidewalks located within the subdivision to increase connectivity of the subject neighborhood to the surrounding neighborhoods. Sincerely, Nathan Hailmark � Project Manager �,,.. M. J. Wright&Associates, Inc. 401 NORTH DOVE ROAD/TUSCAN RIDGE Page 1 M.J.WRIGHT&ASSOCIATES, INC. 8233 MID-CtTIES BOULEYARD N.RICHLAND HILLS TX 76180 OFFICE: 817/268-5555 FAX: 817/268-5558 ° MJW@MJWRIGHT.COM November 10, 2008 Mr. Albert Triplett, Jr. ,��,� City of Grapevine .� � Grapevine Development Services ��'�� Oc� ��. "~�i �� RE: CASE#Z08-07/PD08-03 TLSCA�J R!DGE BLO�K 1, LOTS 1-6 401 NORTH DOVE ROAD GRAPEVINE, TARRANT COUNTY, TEXAS ZA•08-071PD08-03 401 NORTH DOVE ROAD TUSCAN RIDGE BLOCK 1, LOTS 1-6 PROPOSED SECTION REGULATION DEVIATION EXPLANATION TO ALLOW FOR SEC. 16,R-5.0 ZERO LOT LINE SECTION G,AREA FRONT YARD PROPORTIONAL ""�. DISTRICT REGULATIONS REGULATIONS, DEPTH 20 BUILDABLE SUBSECTION 1, FEET DEPTH DUE TO FRONT YARD DEPTH SMALL WIDTH OF 25 FEET OVERALL PROPERTY . TO ALLOW FOR SEC. 16, R-5.0 ZERO LOT LINE SECTION G,AREA DEPTH OF LOT, PROPORTIONAL DISTRICT REGULATIONS REGULATIONS, RANGING BUILDABLE SUBSECTION 5, FROM 54.75' DEPTH DUE TO DEPTH OF LOT, FEET T0106.16' R.O.W. , QE�!�P,TIONS Sincerely, Nathan Hailmark Project Manager M. J. Wright&Associates, Inc. � 401 NORTH DOVE ROAD/ TUSCAN RIDGE Page 1 �... �...� ��.,��. . �.. ,�.��,�� : . . . : .�:r��.: 2 og-- b � ORDINANCE NO. K�� AN ORDINANCE AMENDING 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 OF GRAPEVINE, TEXAS, GRANTING ZONING CHANGE Z08-07 ON A TRACT OF LAND OUT OF THE T. MAHAN SURVEY, ABSTRACT NO. 1050, DESCRIBED AS BEING A TRACT OF LAND LYING AND BEING SITUATED IN THE CITY OF GRAPEVINE, TARRANT COUNTY, TEXAS MORE FULLY AND COMPLETELY DESCRIBED IN THE BODY OF THIS ORDINANCE; ORDERING A CHANGE IN THE USE OF SAID PROPERTY FROM "R-7.5" SINGLE FAMILY DISTRICT REGULATIONS TO "R-5.0" ZERO LOT LINE DISTRICT REGULATIONS; 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 A ZONING CHANGE AND AMENDMENT THEREIN MADE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE ��,_, SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE, AND A SEPARATE OFFENSE SHALL BE DEEMED COMMITTED EACH DAY DURING OR ON WHICH AN OFFENSE OCCURS OR CONTINUES; DECLARING AN EMERGENCY AND PROVIDING AN EFFECTIVE DATE WHEREAS, applications were made to amend the Official Zoning Map, City of Grapevine, Texas by making applications for same with the Planning & Zoning Commission of the City of Grapevine, Texas as required by State statutes and the zoning ordinances 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 hearing called by the City Council did consider the following factors in making a determination as to whether these requested changes 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 pratection 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 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 change 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, the 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,the City Council further considered among otherthings the characterof the district and its peculiar suitability for particular uses and with the view to conserve the value of buildings, encourage the most appropriate use of land throughout this city; and WHEREAS, the City Council of the City of Grapevine, Texas does find that there is a public necessity for the zoning change, 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 does find that the change in zoning lessens the congestion in the streets, helps secure safety from fire, panic and other dangers; promotes health and the general welfare; provides adequate light and air; 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 forthis change in zoning 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 a change in zoning classification 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. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City of Grapevine Ordinance No. 82-73, being the ,� Comprehensive Zoning Ordinance of the City of Grapevine,Texas same being also known ORD. NO. 2 . . M,_ as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby �� amended and changed by Zoning Application Z08-07 to rezone the following described property to-wit: being a 1.42 acre tract of land out of the T. Mahan Survey, Abstract No.1050, Tarrant County, Texas (Lots 5A, 5B, and 6, Block 7, W C Lucas Addition —410 North Dove Road), more fully and completely described in Exhibit"A", attached hereto and made a part hereof, which was previously zoned "R-7.5" Single Family District Regulations is hereby changed to "R-5.0" Zero Lot Line District Regulations, all in accordance with Comprehensive Zoning Ordinance No. 82-73, as amended. Section 2. That the City Manager is hereby directed to correct the official zoning map of the City of Grapevine, Texas to reflect the herein change in zoning. 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 ordinances 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 safety 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 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 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. � ORD. NO. 3 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 November, 2008. APPROVED: ATTEST: � ,,�� APPROVED AS TO FORM: �,., ORD. NO. 4 , � J �� ORDINANCE NO. �,�, AN ORDINANCE ISSUING A PLANNED DEVELOPMENT OVERLAY IN ACCORDANCE WITH SECTION 41 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 PLANNED DEVELOPMENT OVERLAY PD08-03 TO INCLUDE BUT NOT BE LIMITED TO DEVIATION FROM LOT DEPTH AND FRONT YARD SETBACK REQUIREMENTS IN THE "R-5.0" ZERO LOT LINE DISTRICT REGULATIONS RELATIVE TO A SIX LOT RESIDENTIAL DEVELOPMENT 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 PLANNED DEVELOPMENT OVERLAY 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 planned development overlay 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 hearing called by the City Council did consider the following factors in making a determination as to whether this requested planned development overlay 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 fortraffic 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 planned development overlay 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 41 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 characterof 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 WHEREAS, the City Council of the City of Grapevine, Texas, does find that there is a public necessity for the granting of this planned development overlay, 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 planned development overlay 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 planned development overlay 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 planned development overlay for the particular piece of property is needed, is called for, and is in the best interest of the ORD. NO. 2 �.r.��„�, .�,�. , ..a.�, �.��. ��F public at large,the citizens of the City of Grapevine, Texas, and helps promote the generai health, safety and welfare of this community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GRAPEVINE, TEXAS: Section 1. That the City does hereby issue a planned development overlay in accordance with Section 41 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 Planned Development Overlay PD08-03 to include but not be limited to deviation from the lot depth and front yard setback requirements in the "R-5.0" Zero Lot Line District Regulations relative to a six lot single family development within the following described property: Lots 1-6, Block 1, Tuscan Ridge Addition (410 North Dove Road}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 the 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. ��.,: ORD. NO. 3 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 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 November, 2008. APPROVED: ,�� ATTEST: APPROVED AS TO FORM: �� ORD. 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N �M M O��p O�O(p N N N � � � � m x°��°om° a � d<o�mm uicj Nomt _�N `gg-9 " ��a :; � oa �nn � Fo �n o � �no �nNC� � p � >� phNN ¢->n�n� d aam=°oodU � _ ��a� o m a� Wio� M � - wa �n � o� � [nN(V N aa�� Z c�y c'�� d°Urx-a� N'7,UfmNV `o�'d°��O g xE�`s Er�°;,sa �.`o� E � u� �nr� � � � ,•�,n � �i. .- v�r�r� � ' ano 'c y d� c �'a d�� -n� =p''J A^� m 8;�c o r $3^ .- o z z z z � o V1 cn o z z(n cn v� x m m d tU- E "m£�8-- na- '° N c 4 3 'n=X �''c V E c ao o �d r�� o E v u��Y y 8� E�� S°V a.8 m d � � - � 'I � `v m2~ yd �Ya�iaim m3NL ��co_ m=Q��m .. co"EgmNemn; m3E� w Uw w a' ` _ h sso� ��>3 M � y d y� m o � 2 �m vl 3 � � - t ui �.� y�.h g�c`E "�m° E 4 E � � � 3 � m�nc._ x tEvc" x °3�arcm� E- a � o � (+JOO �p � yNNOO �pE Om�Wn� �- �o+�' ZJJJJ ZJJ ZJ�JJJJ OIQ f/7 t0= O fA(n N C7 J LL fn d'Q�LL�LL W W�Y 2 eD Z�LL W Z.=ni m > �n,n r fn tt w Z - � ' � .. °p¢e^'&.�� • � �„a'+1� . � � • � MEMO TO: THE HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL, AND THE PLANNING & ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER 1�2 MEETING DATE: NOVEMBER 18, 2008 SUBJECT: FINAL PLAT APPLICATION TUSCAN RIDGE (BEING A REPLAT OF LOTS 5-A, 5-B & 6, BLOCK 7, W.C. LUCAS ADDITION) PLAT APPLICATION FILING DATE.................................................... November 7, 2008 APPLICANT.................................................. Mr. Steve Skinner, Skinner Custom Homes REASON FOR APPLICATION ............................. Platting site to build residential homes PROPERTY LOCATION...................... southeast corner of Dove Road and Hilltop Drive SITEACREAGE .......................................................................................................1.420 ZONING..................................................................................................... Existing: R-7.5 Proposed: R-5.0 with PD overlay NUMBEROF LOTS.........................................................................................................6 PREVIOUS PLATTING.........................................................June 1951 and August 1955 CONCEPTPLAN.......................................................................................................... No SITE PLAN .................................................... ............................. Z08-07 ........................... OPEN SPACE REQUIREMENT..................................................................................Yes AVIGATION RELEASE................................................................................................Yes PUBLIC HEARING REQUIRED...................................................................................Yes � � 0:1AGENDA\2008\11-18-081TuscanRidge_F.doc PLAT INFORMATION SHEET FINAL PLAT APPLICATION OF �'�� TUSCAN RIDGE (BEING A REPLAT OF LOTS 5-A, 5-B & 6, BLOCK 7, W.C. LUCAS ADDITION) I. GENERAL: • The applicant, Mr. Steve Skinner is platting this 1.42 acre site to build six residential homes. The property is located at the southeast corner of Dove Road and Hilltop Drive. II. STREET SYSTEM: • The development has access to Hilltop Drive and Dove Road. • Developer is required to build sidewalk, curb & gutter along Hilltop Drive. In addition, a sidewalk along Dove Road must be constructed with the development. abutting roads: � are on the City Thoroughfare Plan — Dove Road � are not on the City Thoroughfare Plan - Hilltop ❑ Periphery Street Fees are due as follows: Type of Roadway Cost/ LF Length Cost ❑ Major Arterial (A) $ 234.57 / LF ❑ Major Arterial (B) $ 178.35 / LF ❑ Minor Arterial (C) $ 203.06 / LF ❑ Minor Arterial (D) $ 170.33 / LF ❑ Collector (E) $ 170.33 / LF ❑ Collector (F) $ 150.98 / LF ❑Sidewalk $ 25.00 / LF ❑Curb & Gutter $ 10.00 / LF � TOTAL ❑ Periphery Street Fees are not required for the development. III. STORM DRAINAGE SYSTEM: • This site drains southeast to the northwest corner of the property and into Dove Road storm drainage system. O:�AGEN DA�2008\11-18-OS\TuscanRidge_F.doc • The developer will be required to design for onsite as well as offsite drainage in accordance with the requirements of the City of Grapevine's Code of Ordinances. IV. WATER SYSTEM: � The existing water supply system bordering the subject site is adequate to serve the devetopment. ❑ The existing water supply system bordering the subject site is not adequate to serve the development. Additional off site water system improvements will be necessary to serve the site. V. SANITARY SEWER SYSTEM: � The existing sanitary sewer collection system bordering the subject site is adequate to serve the development. ❑ The existing sanitary sewer collection system bordering the subject site is not adequate to serve the development. VI. MISCELLANEOUS: ,.•�, _;�: .: ❑ Water and Wastewater Impact Fees are not required � Water and Wastewater Impact Fees are due prior to the issuance of building permits for Lots 1-6, Block 1, Tuscan Ridge � Single Family Residential ( $ 2,837 / Lot) ❑ Multifamily ( $ 1,300 / Unit) ❑ Hotel ( $ 49,071 /Acre) ❑ Corporate Office ( $ 24,153 /Acre) ❑ Government ( $ 8,278 /Acre) ❑ Commercial / Industrial ( $ 6,749 /Acre) ❑ Open Space Fees are not required: � Open Space Fees are required for: Lots 1-6, Block 1, Tuscan Ridge � R-5.0, Zero Lot District ( $ 1,416.00 / Lot) ❑ R-7.5, Single Family District ( $ 1,146.00 / Lot) ❑ R-12.5, Single Family District ( $ 1,071.00 / Lot) ❑ R-20.0, Single Family District ( $ 807.00 / Lot) � O:�AGENDA12008\11-18-08\TuscanRidge_F.doc ❑ Public Hearing Only ,,��.�,: City Council and Planning and Zoning Commission Action scheduled for � Variances were required on the following items: � Front building line ❑ Rear building line � Lot width & depth ❑ Minimum lot size ❑ The following items associated with this plat are not in accordance with the current subdivision standards: ❑ 50' ROW dedication not met: ❑ Length of cul-de-sac street exceeds the 600-foot limit: VII. STATEMENT OF FINDINGS: A. The City has determined that the right-of-way and easements required to be dedicated for streets, utilities, drainage, access, sidewalks and o#her municipal needs and services are consistent with the City's ordinances and master plan, are reasonable and are connected to the proposed project in the following manner: � The right-of-way provides for future widening of public streets that will serve the development of this site. � The onsite utility easements provide for a utility network to serve the development of this site. � The onsite drainage easements provide for a drainage network to serve the development of this site. ❑ The onsite access easements provide cross access capabilities to this site and surrounding property. ❑ The onsite sidewalk easements provide for a sidewalk network to serve the development of this site. �._ O:�AG ENDA�2008111-18-08\Tuscan Ridge_F.doc B. The City further finds that the required dedication is related both in nature and extent to the impact of the proposed development as follows: � The right-of-way is necessary to provide for future widening of public streets that will serve the development of this site. � The onsite utility easements are necessary to provide for a utility system to serve this development and connect to existing utilities on surrounding property. � The onsite drainage easements are necessary to provide for storm drainage improvements to serve the development of the site. ❑ The onsite access easements are necessary to provide cross access capabilities to this site and surrounding property. ❑ The onsite sidewalk easements are necessary to provide for a sidewalk network to serve the development of this site. � All of the dedications benefit the development to at least the extent of the impact of such on the development. VIII. RECOMMENDATION: ,�, The members of the City Council and The Planning & Zoning Commission consider the following motion: "Move that the City Council (Planning and Zoning Commission) approve the Statement of Findings and the Final Plat of Tuscan Ridge". ..� 0:1AGENDA�2008\11-18-OS\TuscanRidge F.doc APPLlCATION FOR PLATTING CITY OF GRAPEVtNE, TEXAS TYPE OF PLAT: Preiiminary X Finai Replat Amenciment PROPERTY DESCRiPTION: Ndm@ C�f AdC�ttlOn: Tuscan Ridge Number of Lots: siX t6� Gross Acreage: 1.42o Proposed Zoning: PD Loc�tion of Addition: Dove Roaa � xiiitoP Dri�e PROPERTY OWNER: Name: Star Bible Publications, Inc. CO(lC3CL: Alvin Jennings QC�dfQSS: 632 Hillview Drive Cj�: Hurst �` �z !� State: TX Zip: 76os4 �Y��:b �l) 2 ��( r , `-� (Jr71 ?�'� `� (l0 s.� �a��r� (� �l'/k APPLICANT: Nam£: Skinner Custom Homes COntBEL: Steve Skinner - Address: 290o Kimball Court C��: Grapevine Stat�': TX Zt�: 76051 P�Qne: � 817! 421-2820 ` Fax: (81�� 966-4120 ��.�.� �� SURVEYOR: h13ft1@: Area Surveying, Inc. COf1t3Gt: Roger W. Hart Address: 13s Sheffield Drive C�ty: Fort worth Stat�: 'I'X Zjp; 76134 Phane: t 81'► 293.5684 � Fax: ( el�� 764.2328 '*`•`#t""'�* FOR OFFICE USE ONLY *t"""*{��` Application Received: � �—�"t U g By: � d 2.( � I s1 �q�— Fee Amount: S Z�- i!.(J Check Number, d � r°� ,� � , e � CJ a �`� � .� � � � � �e� � � �'� `/ °oado ,'��' am h 8 aN L a� C ,r �,�ap g � � � o a �b �� , . �� v g� °v r m O �y�^ ffi 3 4 t7 � �D ag� �� 8§° � 5 r` rra�. ^ �o�ortic t � a�m��& Z �� ' � � 9 pp ��g��$S k 9 R �yY�±� �' .:.i o�v � �,,c° o O . �� b � 9p �_�yp9� 9�+ Z � °'�.y x o'jp NO p �j � �•� V~�� ` � � �y � S� Y M��g��Y.� � � f.`..'�`' � :'�3' = 9��~�UY� a � �j, `� .� ,sy� � � � 5 � ��fi Y��5 a° s a„":.,� g�� " � � ��c�«o�uF- ,° � (( �� 9�a"'z � S � � $ _ J �g$��, � � �� 2 5' ?�� o�o�o a a.,T, �; � `°Q ��:�dg '� � � � ��d�$g� L� '�,��C� L�' ..�..3� U 'o�U��aj � '-n3 a �� .9 ��o��$�� ym ...,�..,n Z 8i z ��' "�°.UC.. °U tn c � 5 � F v $ ,. � � > � y� �� ";.. > e � '" � •°'teo� a�� a � .� � � $ � 6 Q �y� �� $ c*.�w-. � 4`."'� W � � ac a�"o<y c J� � t•• ,, �E4� a'S � 8 g ' g $ m o� o�o�o�oo x � � �' �m�� a � � � � � �� a � ,��.�„�� S t � � � u ��p�� $ o � � ��'�'.9�� _ � � 5� 9 V` � � � om J ��o�d°a� �mJN [-�7 �g�t 9 � '$ g � a j'�`�?y b�� v (D � U°�y Ci °ai �,: Q L` 4� a � 3 � ' U C 3� � tl �z a.� � a ao� N=C 410 �� U ��f. y g � 9 � C g b a��5m��e� .� 9 � 5< < � 3 • v3'_x'> �"'�v � � � � � � g `� �n3 �T�n C s W �� 4 � �� v°v°no`on c�i �9�� y � � � s by� m .� hp�LF,9,r��9`f � V �'zytl N � P I`1 �rn� ac� O;n^i � �� i 6 .Y �� 4 � a'� � ��:E L'�9�2 a � �� CL ��3 � J �/ �a.Nh 0�� V'W O � � � � � ° � e�.-d�9�� I O y � /� m .v`�m I n0 r in � � N � C C �� 5 s a.s 4 �9 3 � e�!f o } ,y� o P//J �i'v^ w i �o.-�' S .y�5 F `c c '� � � �3_g �y>e� .�Q c �� U .rio �..sm w o� x Aa�� 9 9 7�U 9 8 �g 9 �9A5��Y og' .9 9 d � E � � JM�d�v«U � 9Q � E � B� 9 � � �0��i2,��eb � B ? do v E 3 � �I ��l� � df $ �' � '� 8 9 '� � �� S",m A a S � � z o j p�� L u� o ��a g� ! ,� �y o N -o � �� '6 � i�� ,3 '3� �S"� � ��h S p� � �� 6 � � a>L�N�� 9 � � e a � � �� y��°'��s � I "�� 2 e ��a°�E"vo o � �p � �� 'e° g 3�6.� a � � ` �� Z a .. � a�,u�o a o � g� � � _ �Q o m �'°'.'>°J°a a � �g 3 3 3� � .3p �� ,� .� �� ; g y � � '�°�._�� ,�3�'9 q@ � app �� 8 ��4�] 8@3gg 8 �99��gm � `I �s �"m� a 0 U v� m�'o-3 �o+w, e.y F g � M �v � � �u Y.3a � }S S a 4�(7 Tg' a� 8� E$� ,� $ <`b � S S ��n�4�-S k � w,w+ ,� .. �3 �m�� n �� g� a� � �� a � � a� U 5 4 � � � �9 9 � .$ � r m� g �9 �P �s �X 3$:F'a��. � 9 5 k- � W 'i,� �iranSF �� .� �� s�� x� � � �� g 5 5 � g �� a e �� Ed Es� �� $ � ��g��9 B� � r+F.O 9 � �§� � �� tl�� . �5 z z� z� � �Uab��y.�� g� E ,� p� �� 3�� 5` $ q �, u � mgU 3 Nc�i a8�3�� m �� U �� ° �� `� °��`�� 9 : <0 6� e �' � � � z� � �� a � �u �a � z 1�� d _ c �N a � c � � �96 8 x 'g8 O 77 O V I � ��g9� � '� 6 O y �/ �y NNo LNad —'� // � �q��y� 6 � � C p � T � /� �� a ' � VIWv� . � 9.a S � t ° � � I '��,�9� � 9 ._ ; C ' / �C � / � O n+ � � �W � // _ _ - _ � � 0 C g .............. ; .--�� 'c � ��a - — � ��3 ....... : —�— c .... . �— F�� - � _— i �- � � � � os �' � \ � �, ,. x� �;. � � � �/ O�, � m ° v � �3�Sfi � 8 ;88J�S � / i� Q�ryh• �� O'�'� tn a � �°'�'�z� � � s \ i O P� � a°Q °�7 V_ � s� s � � .9 -\ \ ��. � �o� i� � 'oa' o �°�� J ��r��s § � � � J �O�/. .\ 4�n J N�U � ° �� .� \ ' O � Y,` U ` i: �f..: o �2�6� $ �' J 9 ' �\ /%�,G � �� D �g�N�E 3 � � '.-- -- \ � �/��Q� J! ,��j(�1krooE^\�r� 3j� / /� �\ 9 �� a � � p �. �,F � V � � \+ V Z / � c �0 k � � : �UO I . � �o �5 'I�`, `a \ ,� �o / �ne � � p�s�q� �' _ � . w3- \ �o.� � �� no \� mH/ �.`� - � ��$ - 0 0�� \ m ,L�'� • � `r ,.. 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