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Home My WebLink AboutItem 05 - Z08-11, CU08-30 Riverwoods � �G ;-;� �- _5 :_ ��.�_ �� _.� �` �b 2 � 1� � Z� �cl" 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 Z08-11 AND CONDITIONAL USE APPLICATION CU08-30 „ , , � � r--� i � i i i i �-- i � .__" �----------- --i c� ,�,-- `�-_, Grapevine 5?, APPLICANT: Clayton Redinger � lake i �o�e � I�__— Aa � � ; PROPERTY LOCATION AND SIZE: � � �� ,��' I.H.�635 Northwest � The subject property is located at 3735 Ira E. Woods I dSP�� ,, ,,� Avenue and is proposed to be piatted as Lots 1-3, UaE�� 5� I r � Block 1, Riverwoods Addition. The property contains � ' approximately 12.1 acres and has 353 feet of � � ; sy ADport s � frontage along Ira. E. Woods Avenue. Hall-Johnson �?�, � � p a L1 ro I i r—___� o i �� i m Glade fld. �, I i � F� c � 3 REQUESTED ZONE CHANGE, CONDITIONAL USE AND COMMENTS: The applicant is requesting a zone change to rezone approximatelv 12.1 acres from "CN" Neiqhborhood Commercial District to "PO" Professional Office District and a conditional use permit to allow the development of a personal care facility and establish a planned office center. The applicant intends to develop a personal care facility on the rear portion of the subject property and develop two professional office lots on the front portion of the subject property that has frontage along Ira E. Woods Avenue. The personal care facility will be a single story structure and will contain 87 beds. Access will be provided by a drive from Ira E. Woods Avenue. Three office buildings are proposed—two, two story structures of 10,000 square feet and 9,500 square feet respectively on the east side of the access drive, and one, two story structure of 18,000 square feet on the east side of the access drive. Access to both of the professional office lots will be provided by the main accesses drive off of Ira O:�ZCU�ZOS-11.4&CU08-30.4 1 November 9,2008(2:22PM) E. Woods Avenue. PRESENT ZONING AND USE: The property is currently zoned "CN" Neighborhood Commercial District and "PO" Professional Office District and is undeveloped. HISTORY OF TRACT AND SURROUNDING AREA: The subject property was zoned "I-1" Light Industrial District prior to the 1984 City Rezoning. The property immediately to the east was zoned "C-2" Community Business District prior to the 1984 City Rezoning. A conditional use permit (CU86-07)was granted in 1986 for a convenience store with gasoline sales and off-premise alcohol beverage sales (Seven-Eleven) at the southwest corner of Pool Road and Ira E. Woods Avenue but was never constructed. A zone change request (Z98-23) to rezone the subject site and the property to the east to"CC"Community Commercial District was denied at the October 20, 1998 meeting. A subsequent conditional use request (CU99-20) to develop the site as a planned commercial center with a grocery store with off-premise alcohol beverage sales and convenience store with gasoline sales and off-premise alcohol beverage sales was also denied at the August 17, 1999 meeting. At the December 19, 2000 meeting Council considered and denied both a conditional use request and zone change request on the subject site and the property immediately adjacent to the east. The applicant at that time was requesting a conditional use permit to establish a planned commercial center and allow the possession, storage, retail sale and off-premise consumption of alcoholic beverages (beer and wine only) in conjunction with a grocery store and allow gasoline sales and the possession, storage, retail sale, and off- premise consumption of alcoholic beverages (beer and wine only) in conjunction with a convenience store. That same applicant was also requesting a zone change to rezone 2.586 acres from "HC" Highway Commercial District, 5.594 acres from "CN"Neighborhood Commercial District, and 3.504 acres from "PO" Professional Office District to "CC" Community Commercial District for development of a retail shopping center. At the December 17, 2002 meeting Council approved a rezoning on the property immediately adjacent to the east(Z02-07) rezoning 0.72 acres from "HC" Highway Commercial District and 5.10 acres from "PO" Professional Office District to "CN" Neighborhood Commercial District for future development. Council considered and approved at the July 15, 2003 meeting a zone change request (Z03-05) to rezone 3.975 acres from "CN" Neighborhood Commercial District and 3.819 acres from "PO" Professional Office District to "CC" Community Commercial District for development of a personal care facility and general office/retail development. A conditional use permit to allow for the development of a personal care facility (CU03-24) was also considered and approved. The remaining property that was not utilized for the development of the personal care facility although rezoned to"CC"Community Commercial District was deed restricted to only those uses allowed in the "PO" Professional Office ,�.v_:; O:�ZCU1Z08-11.4&CU08-30.4 2 November 9,2008(2:22PM) District. At CounciPs May 15, 2007 meeting a zone change request (Z07-03) and a planned development overlay request (PD07-03) were considered and denied on the subject tract. The applicant had intended to rezone the property to "R-5.0" Zero Lot Line District for the development of 31 single family homes. SURROUNDING ZONING AND EXISTING LAND USE: NORTH: Ira E. Woods Avenue (S.H. 26), City of Southlake SOUTH: "R-7.5" Single Family District—single family home EAST: "CC" Community Commercial District—various office buildings and an assisted-living facility WEST: City of Colleyville AIRPORT IMPACT: The subject tract 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, Low Intensity land use. The applicant's request is in compliance with the Master Plan. THOROUGHFARE PLAN APPLICATION: The Thoroughfare Plan designates Ira E. Woods (S.H. 26) as a Type A, Major Arterial with a minimum 100-foot right-of-way developed as six lanes with a center median. i�s O:�ZCU�Z08-11.4&CU08-30.4 3 November 9,2008(2:22PM) _ .. , �� . .... 1.60 aQ 4R18 4.60 aQ 14 � 13 Q7 9� �. S� � �� G ,944, D �� t f� .. m �S�O� �A�i TRACT dR T� TRACT 4R �O 1 { �0�,� [� tf�1L ��,�` o `L �� I`�� bQ�� ,1��2 691� ��a04 � 1 ZR6 � �a9 '"!C��0 Q� �nss @ z 2i�@ ��°�°��;,`'='�'''� G��O-�'d��1 . . . . � 9 i.sai@ _�^'.'. . � • � �k �,�,�'�3�� : : : : : : : : :� GU � ' - - - - - - - - - - � , , y9��OO��jP'� . . . . . . . . . . . . . �� ) 4 tA 'c @} �R6 \Q�.` .�. . . . . � ' ' ' ' • ' ' ' �� R s �Pg� �,. y' t� �1�. . . . . . ' ' ' ' ' . . . . . .�.�9� V� ��i �� ; . . . ' ' ' ' ' ' ' ' ' ' '�t7a Vi . ... . ��,�0��4 �� : � ' ' . . ' ' • ' ' �1�� 7 �� `� � :3�`? � ., _ � �. 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Property owner(s) name ��'.-�;�'�%'� �_ ;�.�;r',`�� , ; �';��_ � Address �� f,��' `�� :� City f''4��'.��'��'� State �� Zip i��.� Phone # �� ,�,�;d� �'�� Fax # �I � �� ',�� 4. Address of subject property Legal Description: Lot -��Block � Addition "�.�� ,� �� Size of subject property �� s acres square foot Metes & Bounds must be described on 8 '/2 " x 11" sheet 5. Present Zoning Classification ��`� 6. Present Use of Property 7. Requested Zoning District ;�� 8. The applicant understands the master plan designation and the most restrictive zone that would allow the proposed use is � 0:1ZC U\FORMSIAPP.ZN C P.d oc 1/30/2008 i ! � ,,�s 2 I.� ,.�,.� ��.w�.��..�,� �,�,�. � ,�� , ..��,� : � Q �� 9. Minimum/Maximum District size for requested zoning � � 10. Describe the proposed use �" ` ' '� `"`` `� ' �r`� � /Ll�i �°'�`j'.:r-�.! �s39'��' y i- 'f.9� � �,r� ��t��;.�� '�� .'��'�it ��Y��/!�� j,T�!4 r^ � .. 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 fo be comp/efe when filed and will be placed on fhe agenda for public hearing at the discretion of the statf. Based on the size of the agenda, your application may be scheduled to a later date. All public hearings will be opened and festimony given by applicants and interested cifizenry. Public hearings may be continued to the next public hearing. Public hearings will nof be tabled. Any changes to a concept plan approved with a zone change request can only be approved by city council fhrough the public hearing process. l have read and understand all of fhe requirements as set forfh by the applicafion for zone change request and acknowledge fhat all requirements of this application have been met af fhe time of submittaL 11. Signature to authorize a zone change request and place a zone change request sign on the subject property. Applicant (print): ��'��`r°��:�,� �� ,��,��°�� Applicant signature: �,��--��--- Property Owner rint : V �°�� :��-r`--� �P ) Property Owner signature: 0:1ZCU\FORMSWPP.ZNCP.doc 1/30/2008 3 .�� _ � � The State of ��i�� County of �t��• 2.�� i Before me � ��tr'1.�r2(1 on this day personally appeared known to me (or proved to me on the oath of or through (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 CY� da of \�/��(� Y � A.D. E_-�1N/(�D�) . �isv�- ``��``r(�le r CO�/OFi (��_ �� SEf� G a�°�y Pva~.°'� =- �P \-��- _ � %ti �. = : ° '• Notary Signature _ � o - *` � � � .. _ � ; � � or� : � ot S6� O� � f,• Q �(85.' �" I�:�,��a p ��4�h�`y s� The State of Tf�Ot,S County of_�-�-�I�.�� Before me � p,C�" ��'1�C_� on this day per.sonally appeared known to me (or proved to me on the oath of or through (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 �_ day of Q ,, , A.D. c�1��• SEAL ��i�in�ii�o �` o��e Co r'�. �.�` G o,oryp;,�,°.� °; Notary Signature � f� ��oti� :� � . ; o � . S '�`' ' �w � uJ, : � � � : % � aotS �'�, "� e • � �j �!0°;r' • wa , 0:1ZCU1�b��iQS�,�P�dt'° ` � 1/30/2008 ��/f!1!el��ti;�` 4 _ ., � �. .. -�.� � �.»�..�.. ; ., _ _ . �,., �� y � � ACKNOWLEDGEMENT All Zone Change Requesf are assumed fo be comp/ete when filed and will be placed on the agenda for public hearing at the discretion of the sfaff. Based on the size of the agenda, your applicafion may be scheduled to a /afer dafe. All public hearings will be opened and testimony given by applicants and interested citizenry. Public hearings may be continued to fhe 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 fhe public hearing process. l have read and understand aN of the requirements as sef forth by fhe application for zone change request and acknowledge fhat all requirements of this applicafion have been met at the time of submittal. �_s�� Si nature ofA �icanf ` ' '�,�� -�� g PP �� f,:, V ' � �f�`.��?��}� � Da fe: �� _ ,� Signature of Properfy Owner �'� v Dafe: �� / �- ��- � x �:' � 0:1ZCU�FORMS�APP.ZNCP.doc 1/30/2008 5 �� ^�� _ ��AP V�� T B Y A S� �u � CITY OF RAPEVINE �, G � CONDITIONAL USE APPLICATION Form "A" PART 1. APPLICANT INFORMATION Name of applicant/agent:/company/contact >� ; .�^ � � �''`) , � '�,�� .rf'a��'Ln%� �. �a.,�.j"�'�i{��?�� c�°✓,'�" ��:1'Y� - Street address of appficant/agenh � y'�`'�� 9 ��`"°7 ��C/ �"y'�z°��, City/State/Zip Code of applicant/agent: �.�'�;�� -�/✓''.�-�'�;� ,� � t��,/,�� Telephone number of applicant/agenf: Fax number of applicant/agent �'`U d! ��.�1 ��,� �i' ��r".� �„ �: ; �,��'� �� Email address of applicant/agent Mobile phone number of applicanbagent ��',�� ' L�.7 �� ,' Applicant's interest in subject property: . { �i��df s. ,d � � �� ; t�,�';��' y?� ��1�.�v � =riiv✓t, �✓e._� PART 2. PROPERTY INFORMATION • Street address of subject property Lega!description of subject property(metes&6ounds must be described on 8 1/2°x 11"sheef) � ,a, " �} rd Lot �� Block � Addition ��.'.L� ;'��"j��.' ��<-,�'� Size of su6ject property �� Acres S uare foofa e Present zoning classifrcation: Proposed use of the property: j'�'� e�.��:✓�i�,�/� ��r�'� Minimum/maximum district size for conditional use request: Zoning ordinance provisron requiring a conditional use: I�� '--�z� �'.� �'r,�� l�d� PART 3. PROPERTY OWNER INFORMATION Name of current property owner: �� : �r!��.� �, !�,��. Street address of property owner. �'�, f.��,� �� City/State/Zip Code of property owner.� ��,��f�'` �� Telephone number of property owner. Fax number of property owner.• �,'��`�� - y'�b�� °��',�°�f��' �-4 �i-.�. - .., ? � -�'.� 4 I F�� -i. _ . :,.� �: ,:�;, _,, _.� - _rt� . � t�-�� - �� ❑ Submit a letter descNbing the proposed conditional use and note the request on the site plan document " ❑ ln the same letter, describe or show on the sife plan, and conditional requirements or conditions imposed upon the particular conditionaJ use by applicable district regulations(examp/e:buffer yards, distance between users) """ ❑ In the same letter, describe whefher fhe proposed conditional use will, or will nof cause su6stantia/harm to the value, use, or enjoyment of other property in the neighborhood. Also, describe how the proposed conditional use wilf add to the value, use or enjoyment of other property in the neighborhood. ❑ Application of site plan approval(Section 47, see attached Form°8'�. ❑ The sife lan su6mission shall meet the re uirements of Secfion 47, Sife P/an Re uirements. ❑ All conditional use and conditional use applications 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 schedu/ed 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 fo a site plan(no matter how minor or major)approved with a conditiona!use or conditional use permit 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 conditional use or conditional use permit and acknowled e that all re uirements of this a lication have been met at fhe time of submittal. PART 4. SIGNATURE TO AUTHORIZE CONDITIONAL USE REQUEST AND PLACE A CONDITIONAL USE REQUEST SIGN ON THE SUBJECT PROPERTY � � �� ,��.,�r'°��;F� ,��,�a�'�� //'",�°�'�'�f; ,,� Prinf Applicant's Name: Applicant's Sig atu�e: � 4� /��''� The State of ��XQ.S County Of Tj�.Q�Otn�C' Before Me l �f1Y'��.Q l��, on fhis daypersona!lyappeared � �� Y�e� (notary) (applicant) known to me (or proved to me on the oath of card or other documentJ fo be the person whose name is subscribed to the foregoing insirument and :knowledged to me thaf he executed the same for the purpOSes and consideration therein expressed. `` (Seal)Given under my hand and seal of office fhis '� day of ��Vt'�.�1�/� ,A.D.�:````��1�COIlh�9 O��i � ��'i�,.� NO�pp�i � Q� � ► . Notary In And For Sta Of Texas � � � " ; g'm � % O F °P JeXC}'' � �� Q ��e9 �¢`�o �'�b�� a � v1�w�, '��i?`�2009 ��e�� 0 Prinf Property Owners Name: Property Owner's Signature: The State Of � County Of ��_ Before Me��i p l(�F-� � on this day personally appeared cl��m�� 1 (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 p��oses and consi ratiopn therein expressed. I' (Seal)Given under my hand and seal of o(fice this �— day of '�!�'� ,A.D. � . ``��tilil UfI�� , �.� Gonnls �i, �`,`` 'r�ota��O�� t � Notary In And For State Of exas d ' _ = % �2 = — o t p� ; — i D�TeX�`' � �a i�.6 ��,,f ,�� .� . i" T. s��I/�t 20Q9,�,��"� i.. _ , � „ � _ �;;�� _ ��,� ,��_�'� ACKNOWLEDGEMENT �s All Condifiona! Use and Specia/ Use Applicafions are assumed fo be complete when filed and will be placed on the agenda for pubtic hearing at fhe discretion of the staff. Based on fhe size of the agenda, your application may be scheduled to a /a fer da te. � All public hearings will be opened and testimony given by applicanfs and interested citizenry. Public hearings may be continued to the next public hearing. Public hearings will nof be tabled. Any changes to a site plan (no mafter how minor or major) approved with a condifional use or a special use permit can oniy be approved by city council through the public hearing process. Any application for a change in zoning or for an amendmenf to the zoning ordinance shall have, from the date of submittal, a period of four months fo requesf and be scheduled on an agenda before fhe Planning and Zoning Commission and City Councii. If after said period of four months an applicafion has not been scheduled before fhe Commission and Council said application shall be considered withdrawn, with forfeiture of all filing fees. The application, along with the required filing fee may be resubmifted any time thereaffer for � reconsideration. Delays in scheduling applicafions before the Planning and Zoning Commission and City Council creafed by city staff shall not be considered a parf of the four month period. I have read and understand all of the requiremenfs as set forth by the application for conditiona! use or specia! use permit and acknowledge thaf all requirements of this application have been mef at the time of submittal. Si nature of A licant �� °°-- 9 PP - u.-f ; � ,� � � Date: ��.�;� �'s��f�� Signature of Owner Date:�`� � �r�=i: �r _ ; � �� ,� �. , :<.. �� . . <��,. � . _ � jl� � � � �, : Legal Descriptian S I A.TE 0� I`�XAS § COUNTY OF IARRANT § WHEREAS, GARY L. CANTRELL CO.,INC. is the owner of a 12.101 acre tract of land in the J.N.Gibson Survey,Abstract No. 591,situated in the City of Grapevine,Tarrant County,Texas and being all of Lot SR,Block 1, SH 26/Pool Road Addition as recorded in Cabinet A, Slide 8780, Plat Records, Tarrant County,Texas;being more particularly described by metes and bounds as follows: COMl��NCING, at a found 1/2 inch iron rod(bent)for comer in the west right-of-way line of Pool Road(a 90 foot R.O.W.), said point being the southeast corner of said Block 1 and the northeast corner ofthe John K. Britton Tract, as recorded in Volume 12013,Page 1684,Deed Records,Tanant County,Texas; THENCE South 89°31'S7"West, leaving said west right-of-way line of Pool Road,and following along the South line of said Block 1, and the north line of said Britton Tract,being a common line,for a distance of 407.67 feet, to a found 1 inch iron rod at the POINT OF BEGINNING, being the southeast comer of Lot SR.; THENCE South 89°41'3�"West,continuing along said common line,for a distance of 853.91 feet passing a found 1 inch iron pipe,in all a distance of 980.09 feet to a point for corner,located in Big Bear Creek; THBNCE North 02°29'27"West,leaving said common line, for a distance of 100.70 feet to a point for corner located in Big Bear Creek; THENCE North 67°OS'33"East,for a distance of 334.90 feet to a point for corner located in Big Bear Creek; THENCE North 15°00'27"West, far a distance of 346.20 feet to a point for corner located in Big Bear Creek; THENCE North 33°40'33"East,for a distance of 100.00 feet to a found ll2 inch iron rod for corner; said point being in the south line of a txact of land conveyed to the State of Texas for right-of-way for State Highway 26(a variable width R.O.W.)as recorded in Volume 7074,Page 1173,Deed Records,Tarrant County,Texas; THENCE North 65°40'33"East,along said south right-of-way line of State Highway 26, for a distance of 150.00 feet to a found 1/2 inch iron rod for corner; THENCE North 24°19'27"West,continuing along said south right-of-way line, for a distance of 60.00 feet to a found 1/2 inch iron rod for corner; THENCE North 65°40'33"East, continuing along said south right-of-way line,for a distance of 151.97 feet to a found 1/2 inch iron rod for comer; THENCE North 61°18'33"East,continuing along said south right-of-way line, for a distance of 201.78 feet to a found 112 inch iron rod for corner; THENCE North 52°53'06"East,continuing along said south right-of-way line,for a distance of 20.80 feet to a found 1/2 inch iron rod with cap for comer,being the northeast corner of said Lot SR; THENCE South 15°56'21"East,with the east line of Lot SR,for a distance of 969.06 feet,to the POINT OF BEGINNING, containing 527,116.79 square feet or 12.101 acres of land,more or less. �;;.. _ _. � � �.�� i�r_� � � Dancing River, LLC 2250 Pool Road, "°� October 6, 2008 Suite 200 Grapevine, TX 76051 Development Services Planning Division P.O. Box 95104 Grapevine, TX 76099 RE: CONDITIONAL USE REQUEST To Whom It May Concern: Dancing River, LLC is seeking "Conditional Use" approval for property located at Lot SR, Block 1, SH 26/Pool Road Addition Grapevine, TX. The property will be subdivided into parcels and used as proposed: Lot SR3 representing approximately 8 acre(s) mol will be rezoned utilizing a Special Use Pemut for a proposed Personal Care Facility. The facility consists of a 68,000 square foot building with appropriate green space, buffers, and parking for a Personal Care Facility. Lots SRl & SR2 , representing approximately 3 acres mol will be parceied and sold as a � proposed light medical and office condo type development. The facility will cause no harm to the value, use or enjoyment of other property in the neighborhood. The planned Personal Care Facility and adjacent mixed use office and light medical office development will be complimentary to the established adjacent Senior Housing facility and office park service and office usage. The initial appraisal has indicated the approved Special Use Permit, aesthetic and quality of design of the Personal Care facility product and adjacent mixed use development has increased the value of the previously undeveloped land exponentially. Thank you for your time and consideration of this matter. If you require additional information or if I may be of any assistance to you please do not hesitate to contact me at (817) � _ • �� _ ��3c5 Sincerely, Robert Johnson Principal Robert Johnson Residential Designs � .. .�� -- ! � 2 ORDINANCE NO. 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 Z08-11 ON ATRACT OF LAND OUT OF THE J. N. GIBSON SURVEY, ABSTRACT NO. 591, DESCRIBED AS BEING A TRACT OF LAND LYING AND BEING SITUATED IN THE CtTY 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 "CN" NEIGHBORHOOD COMMERCIAL DISTRICT REGULATIONS TO "PO" PROFESSIONAL OFFICE 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 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 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 for this 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: �,:. ORD. NO. 2 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 as Appendix "D" of the City Code of Grapevine, Texas, be, and the same is hereby amended and changed by Zoning Application Z08-11 to rezone the following described property to-wit: being a 12.1 acre tract of land out of the J. N. Gibson Survey, Abstract No. 591, Tarrant County, Texas (3735 Ira E. Woods Avenue), more fully and completely described in Exhibit "A", attached hereto and made a part hereof, which was previously zoned "CN" Neighborhood Commercial District Regulations is hereby changed to "PO" Professional Office District Regulations, all in accordance with Comprehensive Zo�ing 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 forthe 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 ORD. NO. 3 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. NO. 4 ��.�. �;� : .�. . , ��„-:�.,�, �,.�, __ ,,.,�� J� �� ORDINANCE NO. � �` � 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 CU08-30 FOR DEVELOPMENT OF A PERSONAL CARE FACILITY AND DESIGNATION AS A PLANNED OFFICE CENTER IN A DISTRICT ZONED "PO"PROFESSIONAL OFFICE 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 hearing 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 �,,,,, WHEREAS, 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. N0. 2 NOW,7HEREFORE, 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 CU08-30 to allow the development of a personal care facility and designation as a planned office center, in a district zoned "PO" Professional Office District Regulations within the following described property: Lots 1-3, Block 1, Riverwoods Addition (3735 Ira E. Woods Avenue) 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 A" 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 forthe normat 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 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. _��. ORD. NO. 3 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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I��I ��' ` - �■ ■ ■ ■ ■ ■ i� ii i•: I �� '. �- �� , �� `:�� 'y�"�� '' �" � . i •�■ ■ ■ ■ � ...-- q" ��I - �' �- �� : �� ,�,;,;,; �,,i;ii -�� i,Ii ��i� ' -- ► --- r�•.�� , �� '�;:; iu;�:�l,�!.,�'i \ ��!',!�!i; � .� ;.II��..i I.i I: ��I.i:��.i�:�!�.�' l " II 1 - � � . � � �O O � � O � O � � � O � � � � � .,� � O � � �O � V � g � � � � � � 9 � � � � � � �O � � ,� � � � � � � � � � � � � � � ° � � e � -e � � � � � c�S�' U N � ti � � e � � R � � < � ° o �6 -� e� � � � � o � "` z � � � � ,s � � ,, � � � � a �, u � � � O � O p O � O � � � O ❑ � ❑ � ❑ O O � s O 5 � z � � U � � � v � � O � O O � � � � � � � ❑ ❑ � ❑ � O O O 4 O s � O � � € -� �i g 'z^ 'e "e - g � o � � � S s � � � � � 1 C °�,�,�.a .. -�.. � MEMO TO: THE HONORABLE MAYOR, MEMBERS OF THE CITY COUNCIL, AND THE PLANNING & ZONING COMMISSION FROM: BRUNO RUMBELOW, CITY MANAGER �� MEETING DATE: NOVEMBER 18, 2008 SUBJECT: FINAL PLAT APPLICATION LOTS 1-3, BLOCK 1, RIVERWOODS (BEING A REPLAT OF LOT 5R, BLOCK 1, SH 26 / POOL ROAD ADDITION) PLAT APPLICATION FILING DATE.................................................... November 7, 2008 APPLICANT...............................................................Mr. Clayton Redinger, De Otte, Inc. REASON FOR APPLICATION ............... Platting site to build a personal care facility and professional office centers PROPERTY LOCATION.................. 250 feet west of the southwest corner of SH26 and Pool Road SITEACREAGE .....................................................................................................12.101 ZONING............................................................ Existing: CN: Neighborhood Commercial Proposed : PO- Professional office NUMBEROF LOTS............................................................................................... ..........3 PREVIOUS PLATTING........................................................................... September 2003 CONCEPTPLAN.......................................................................................................... No SITEPLAN ..........................................................................................Z08-11 & CU08-30 OPEN SPACE REQUIREMENT..................................................... .................. No AVIGATIONRELEASE........................................................................... .........Yes PUBLIC HEARING REQUIRED................................ .............Yes ...................................... O:�AGENDA12008\11-18-081Riverwoods F.doc ��.��},x, . �° . <_�.� , ..,., �' PLAT INFORMATION SHEET j� FINAL PLAT APPLICATION OF LOTS 1-3, BLOCK 1, RIVERWOODS (BEING A REPLAT OF LOT 5R, BLOCK 1, SH 26/ POOL ROAD ADDITION) I. GENERAL: • The applicant, Mr. Clayton Redinger is platting this 12.101 acre site to build professional office centers on Lots 1 & 2 and a personal care facility on Lot 3. The property is located 250 feet west of the southwest corner of SH26 and Pool Road. II. STREET SYSTEM: • The development has access to State Highway 26. abutting roads: � are on the City Thoroughfare Plan ❑ are not on the City Thoroughfare Plan � 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 374.55' $9,363.75 ❑Curb & Gutter $ 10.00 / LF TOTAL ❑ Periphery Street Fees are not required for the development. III. STORM DRAINAGE SYSTEM: • The site drains west towards Big Bear Creek. • A LOMR request must be submitted to FEMA prior to issuance of building permits for any of the proposed development located within the ffoodplain. The City's standard procedures for floodplain/floodway reclamation shall be followed. 0:1AGENDA12008\11-18-08\Riverwoods F.doc • The developer will be required to design for onsite as wetl 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 development. ❑ 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 1-3, Block 1, Riverwoods ❑ 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 Riverwoods ❑ Open Space Fees are required for: ❑ 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:�AGENDA�2008\11-18-08\Riverwoods F.doc :.;-� ::�.�.� �,�,�,� ,»�,�.,��,¢.,�...� �. .g,� �� ❑ 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 other :� 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:�AGENDA12008111-18-081Riverwoods 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. � Alt 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 Lots 1-3, Block 1, Riverwoods". O:�AGENDA�2008\11-18-08�Riverwoods F.doc . _ _ . ��. — :��, s�, ��.�,. APPLICATiON FOR PLATTI�JG CITY OF GRAPEVINE, TEXAS �- TYPE OF PLAT: Preliminary _Finai `' Replat _Arr�endmen2 PROPERTY DESCRIPTION: Name of Addition: ��f�� (Y/,Y�� Number of Lots: � Gross Acreage: 1��t}! Proposed Zoning: i�� '�� '/�� /�° ,��L- 1l� �i Location of Addition: � _ n ,� ��`�f�� PROPERTY OWNER: �J�:�f 1��1�f�� Name: �/��;�° �--. ��`��/ r'"l�:,ii�;Contact: j^�-;�T��%n ;�J� � . =;, ��< .� � / Address: �-�'1r��' `7� �City: �r�/�'�/;�i,l.!�'l,�' State: -;'.� Zip: �� ?'�f' ,� � Phone: (y��'1 ��7� C'�31r f f� ; Fax: ��7) !�� 7�„ Signatur�: �� .�' � � APPLICANT� ��- j��G'//��,��, /' , ,�, Name: ''�� I Contact: /��',;��%� ��/r��.� -- , Add ress: �� CD�'i S�l_� r;f C�ty: �%'� s,,,��I?j� ,��._ , � State: '�� Zip: ��%�� Phone: (�j?1 �� "��,�"?'=i � ,�� Fax: ( 1 � Signature: _�� r i � SURVEYOR: I Name: � �_ � ` "°Contact: A C�I�,/ � Address: � C�tY� State: Zip: Phone: Fax: ( 1 ************ FOR OFFiCE USE ONLY **********�* Application Received: ��/ �� BY� ��S�v�� i�{�-�-� Fee Amount: $�nC�J� • C�� Check Number: � °°1 `'��;L. � �� .� s�,`' � .. ¢ o x z w � �� o m �- � a } w a � � Q U � ' . / ^ ¢ z z w �- . � a �. Lf) o � � o '�. ��, `a . ., O O U O s .. �i p � Q U �^ � o . 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