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HomeMy WebLinkAboutORD 1992-086 °u TO: SITE PLAN REVIEW COMMITTEE MEMBERS FROM: RON STOMBAUGH, PLANNER II Aulalo Z � DATE: MARCH 5, 2003 SUBJECT: CONDITIONAL USE REQUEST CU03-02, LOT 3R1, BLOCK 1, TOWN CENTER ADDITION #2 RECOMMENDATION Staff recommends the Site Plan Review Committee consider the proposed changes to Conditional Use Request CU92-23 (Ord. 92-86) approved at the December 15, 1992 meeting for a retail store (Target) in planned commercial center, and take any other action necessary. BACKGROUND INFORMATION Conditional Use Request CU92-23 was approved at the December 15, 1992 public hearing which established a planned commercial center with the Target retail store as the first major retail anchor and allowed for a 40-pole sign with approximately 270 square feet of sign face for the Luby's restaurant along the State Highway 114 service road. With this request the applicant proposes to reduce the height of the sign to 28-feet and reduce the overall square footage to 199 square feet. The sign face will be separated into two cabinets—the upper cabinet, containing the "Luby's" name/logo will contain 112 square feet. The second cabinet, containing 87 square feet and separated 5.5 feet from the upper cabinet will be utilized for changeable copy. See the attached letter. /rs 0AZCU\CU03-02.4sprc PEROTTING SERVICES R� uVED OF TEXAS am 'I () 2003 PLANNING PERMIT ACQUISITION SURVEYS VARIANCES ENGINEERING SERVICES January 29, 2003 City of Grapevine Planning and Zoning Dept. 200 S. Main Grapevine, TX 76051 Re: Lubys 1200 W. Highway 114 Grapevine, TX To Whom It May Concern: We are requesting permission to remove the existing cabinet from the pole sign at the above referenced location and install (2) new cabinets on the existing structure. The first cabinet will be 7' x 16' with Luby's name for identification purposes. The second cabinet will be a 5' - 4 3/4" x 16' changeable marquee sign used to advertise daily specials and attract customers to the facility The current sign is located 40' overall height and 200 sq. ft. total of the Luby's cabinet. Luby's has agreed to lower the new structure to an overall height of 28' with a total of 288 sq. ft. for both cabinets, including a total of 112 sq. ft. for the Luby's cabinet, a total of 87 sq. ft. for the changeable copy cabinet, and a total of 89 sq. ft. of area between the two cabinets. N 1 Melanie Hancoc Permitting Services of Texas P. O. BOX 6227 ARLINGTON, TX 76005 PHONE: METRO (817) 608-0669 745 109TH STREET ARLINGTON, TX 76011 FAX: (817) 633-1830 ��' �. 'y r ��- , ° • � �3 •� 1:f t _ ��11 R" _ '` �. �Tr ,.`�i�.LL IEEE,,, �� ;,` ' � '_� e h.� y �^ y i t ., i�4RP A— "� �: J 4 # � 3 f f,. ! I �s3°a.�a � �.. ���r s R^' ��.r,��_ gyp, � � `'�E� Cis a. �� { ��y ya ♦,y _ '� t.ti '�'. 1�.J�. %'� t - ;��r �,E fir,i t� 7� A i#b��' J+� � ��� � � — — �- � ".�. '� A*'�. �- ..��. r. � � �' �; .. �..>� - I a a ro • y; �y a �, age 1(7 of t v �i >• '...,-` rT-1.7. 71"-rr^7 Il CAFETERIA w s =4 �L—.S �� � "- :a• •�T"M : '_ _ :�::�� i. s III' ��_'�• � I FRONT ELEVATION , I g 1- It y?:p �-pp r 1 os ' Q Lll�y S CAFETERIA •Y4{• 7.• • t a pr,�• Ar. �a..i tiki + tall+ Qa•z I - I a 1 DANK 13 ~ Q sr w W >< SIDE ELEVATION (DINING ROOM SIDE)- ecn�e:, a^:,•-o•• _ a � Q � dy n L) J W a ; J� I nc(,nQ U_ -e• _-{ +°'O � � 'T.11by'S CAFETERIA'4' r �* ••. F•� H= .�• r• q N It _ 1 I III I b 9 ±n,g,3.q JJYyF•, e;i+• w o o w mQ" p PARTIAL GEAR ELEVATION — ec..u:,e•a_a V ErJD VIEW flYRpItl4S',H9tlNEL LETjFE$QEC MATII NS '�wu.aruiwn,n°..:fer.wW.••wn ` Y m•ft°,.,u•+.. wtwn - I _ vW¢.. 'Y•n+rt-- -�C ^'! _ l: CASE N0.292.09 i°°,•,sn + ue°«wi • iir.ntuw nrv:ranl.,��'"••D ..5,xC.+.gpe-"t�•e1¢. _ CASE 40.Cu92-2] CASE N0 Sn2.25 wwo,+•. ee A s=E WA7*NS /1._-..._'� s' ma c.p u� `*k,C _:::+�' • . as-ese- i I :..z,.-fie _- --•t: � III; PYLON 51GN SIN!LE.FCUEWLDINGAIGNSEECIFIuMIS e SIDE ELEVATION(KITCHEN SIDE) euu:,e••:r v I tt r ( a & :W NOTE: ALL IMPROVEMENTS INCLUDING LIGHTING. Aj4,% ml� e br«+oarnodwla, ti 7 ; NORTH ENTRANCE DRIVEWAY PAVEMENT, SLEEVES.CURBS.ETC.-IN AREA vAwt stops s etloan an drawings. Soo Dotal 3.01L o r, S R NOT UNDER THIS CONTRACT S L 3.5 sesrolrlali '"-�- r-� ad SHOWN SHADED SHALL BE'PROVIDED hu"otsrldaN bras detailed In 3AL Pelt as directed. } •' ; I is I R5 4 Q UNDER-ALTERNATE NO.4. \I __ 44/71i:1wwi4V Mv1 W/fN if snn4aw sdlvil �for� rqu dead�olnenta yl ' \ n r /arly .vr __ _� N 35 20'47'E 299.00'• _- oW w detailed an 3.M Provide canttMe bar omler to 3.01. Note:Verify recukoments with• rw, T I ,. ,I �N Iped PR"g spl as dolaled on 3.01.Provide dgn with emy'Van acomth e'on l l'.W wdde stale. ,i' N b. I K A 12'kom building corner,or a required to'proaed dectrk panels See dotal 3.04. d•T sign on building wall centered In paddng psi.(Sign will be provided.by owner.) I t 1 es with madmen skips of VIZ Provide heavy brown Mleh. 1• / `q V per, .,ilea 9rOuntl,embadded W-Ow into d In 24'dm.rears.concrete Plena. Provide ` 1.01 PARTIAL SITE PLAN � �� fLLr; t hinges(pw gate)welded to the posts. , -w , •.6 1 0=0" nr✓4 Us D !'tit.,/oati' /o{o d I'-0'above ground embedded 3'.W Into the proud Into 18'dla relnf.concrete(ootkngs �\ E�Use CONTAINER AREd1 leetl .and M 3'-0'A.F.F.(to lop d ohen F■pats with concrete;provide rounded top. loos of curb Bright Red.Note:Verify color and re simmer[with local Fite and Bui dlq Inspection •,,t, S CA LE11/8"1 1 n-O" 2.Ion �` rW Petwn9 s mbd on pavement. Sao Detail 3.06 ��") 7•'7pr�t=a" //Co 5' /4' e' !�o' 4s+0!'s we" d 5' D�•25' 3' /4 s ! , ,dsppe lrtgatlon system See Pt�g drawings Note: V 4 SPACES orgy kxxtbn with tandstxpe N :;� A.:?<t:}:•<.. (d A w See drawings and specifications for contrd joints and expansion . Provide heavy ,, t I FF_00D TO 00 r .P PARKING w i Provide rnooth and even transition of a deft paving and grades with new work See civil �\ a ,.., wter stowed dashed 0� `n i N M '`-k)=/ ) or duattpder acreernit0 and gate fetal. �tY a I viler this adored. See City rep wings. to vi sire, br9 etc. - p a o 8 w s eortdeta Nde,vdk Sea cM drawlga. Provide heavy broom texture. V wn.dashed. See delol 19.01 end madmnkel drawl gs• ,1.({J}, go Mille)warning die recessed lush Into sidewalk between sidewalk and the pavement See q a :7CY� YY••' �-�a 'high x 6 R wide chi MIM gate and fence with plastic straps woven into linkage to coned Visibility. r ` / \N ,_• w .. -nit_ u 1 17 b W ededad by AntYteat). Gate shop be wekded.to the hinges and be able to swig as shown � o `'•• � � Gate shrill be ahlo b swing over the orb and steal be provided with-devices!to told the gate r diameter past far feet above grade and Rook'Io tedaate hold open Post shah be embeddedI.. cc 3.4r deep - q - ,10 P P eAv sign at 6'-0'above fWsh boor Ins alled on the wait surface.Signage shall be same as that '. Provlde'verl accessible sign on 1 V-W wide handicap stalls wide area of stamped concrete with special-ladle surface texture as required to meet A.D.A. r sldewv k areas adiaceo to.Darklrg.areas without a curb. {� `� �o >qe" Nor cMln sink fence with pastic straps woven into linkage to conceal visibility of refuse container. Ir r • rL i v es be sdecad by Architect)- I` `` /��Jpr� �' b SI r 03 0 % / /9 24 , (t N r r__ __ _ -Tit NSFORk!E co '.� 45 4 3 35 20' L--1 - PAD '•mot ■ Q/p� 1 J Y i .t t• '� 3,t W W REFUSE •4S.¢5' _ •tl _L W ``' a ., n I , 6'• CONTAINER r•i3'`F`i'e0V L3 E W b! �VI �.. THE SITE PLAN 0 �_ � , t'.` REVIEW COMMI TEE Q W. z Q o p 2 d11T /oo ,i 1 �AJE: 3 S r 11,g ';" I�q, p , PLANNER:Rl d I-R: �� W co x It Q g § General Notes: fe" �y_a 7s1. Q4'6S' �7' ® / 9 )ZAGC.. °LP a 1. General Contractor shall verify al measurements and s ? o' a , I 9 w W x 4 Rti.=;uw conditions at job site before proceeding with work or (�y��/), F(y��� (�) M Ul fwi w(p }I:.`L 9i : _ter LL shop s.drawings. Advise the Ardlttect of anydiscr A >q_o" I• �l/w 3w S e Pass.� Q 2. General Contractor shag establish job benchmark and �\ 6 L ',e r, 4 M.f1 < - W YC T'3 c confirm survey elevations given on UP drawings with ;0 n :,-c..! 87•Il 'o" n 5 Z Dili 1 W readings taken at the site. Advise Ardlitect of ?a' discrepancies prior fA starting work. = ro w ,,fi.,,,,�tt(( eel ,-j Q� .; .. o 3. f�ted Contractor shall do transitional grading as `^1 20 a �J � I k Q Q, T= W SITE .` -— _ tit \ Bp 7 1z 4. All concrete walking surfaces shell Have a medium to,•+� nit - -� r" heavy broom finish, as Per sample approved by `='tr r 'n+ ' I t-- -*F r -Q Z q it 21 t \ I W Architect'\ k' Ch 'I- r iwu- I h aa. O O � 4 > .2 •:4.•'' �2�. once^: V >Wit• :'t:}}.° i e l .T ;`oyes: v>^ 1n r-; / 0 0 n :::........::. i` v.e• r ....4:}........:. ... ... ...... .... ... .... .,:,!. .:..:,:.�.�.s... ,..3:..tit.::#:.''�:;`:` .:..,2,.:> r� J Q, .l L BY S PYLON SIGN c t: x a xv3.gqt¢ :,�'>::,�yy nett:' l d o >`� �,c�.a.2 ..:: :..:a:.•.F':'f� 9'k �2„.:..IIP ...,>;.v. :.:.p•:. .:fin Gt :ftA rra �J;e'tre r. T r ...� ,wit,,•. m �'; .:::." •%j. :FE s k:�ti •z x: e t a CATION MAP NOT.TC SCALE bilillill � �> P L3'#X t IIV ■■1■ -- I `Q tab. M ' a �i; t'x s r ,r ''1�111t� �' i A �tB>#711R4�11i'I�II�S �4 /^1W1,�1+I�'-�//� . � 1�- r6 o" 7� ) ti ,y.,✓5?f ,,,��. �y's,22 a y . � 1! > a /CrT7TiT1! I I .___.__•N Po:O" 7e1� q-044. y 111111 V M f/.40!O'G.�10/O" _`h, !t•b�.' r� �5��'�xY ax3 � ♦ Y �! RECEIVEp = o a ro N r S � �aq a t R E V I S I O N S 11 54 / Y r�0 IIIM a U 28 PLANNINQ DATE S E T NMARCH 30,1993 ob 01 __ �- •- -• � fO PROJECT Nit 8 35 20'47'W 231.00' 82-868 . nut ti�, .�._� _. _ _ PRESENTATION DRAWING RED CABINET MEWED 3-0 1 a.. rw AN 3 O LOOS - - - - - - - - - - - - - - - PLANNING REMOVE EXI5TING CA51NET AND D15GARD LU TRIM PIPE TO NEW HEIGHT O F- � C1 • MANUFACTURE&INSTALL tL • (1)ONE OF ALUM.FACE,1-0 SIGN CABINET. :E 7 • TO HAVE OPEN FACE ALUM.LETTER5- O t • EXP05ED NEON ILLUMINATION. 112 5q F, UU�� �N al • "LUBY 5"-PAINTED WHITE IN&OUT. R 11 1 I 0-1 USIS "LUDY5"-EXPC5EO CLEAR RED 0/L NEON ILLUM. j = y. • "APOSTROPHE"-PTO.TO MATCH LU 3M#3630-25 SUNFLOWER YELLOW IN51DE&OUTSIDE. If "APOSTROPHE"-EXPOSED OUTLINE 21_ • CLEAR GOLD II NEON ILLUMINATION. LU 7 o — o I-- <_,- CABINET FTC).TO MATCH: o • 3M#3630-53 CARDINAL RED. O O N O K) 10 O O 0 • MANUFACTURE&INSTALL(1)ONE D/F MARQUEE, LO O O ° • PAN FORMED FACES • 4-LINE5 OF 10"CHANGEA5LE COPY. A A 86.33 Sq.Ft. • ALUMINUM CABINET PAINTED WHITE WHITE OPEN FACE ALUM.CHAN.with 11w, 11s14 6ULI35 • RETAINERS PAINTED TO MATCH 3M#3630 53 RED • ALUM.CHAN.WITH WHITE 15UL55 AT EACH END. • PAINT PIPE WHITE. O 16"STEEL • 600 PIECE FONT SET-BLACK • 18'EXTENSION ARM • STORAGE BOX 288 Total Sq.Ft. • 450 FT.15 THE APPROX.VISI13IL17Y OF 10"LETTER5 IN BOX END VIEW eneral F MANUFACTURE AND INSTALL OR REFACE: TYPE OF c ES: NOAHI SIGN: L S: TNIS 16 AN OFIGINAL W*-KWSHED CUSTOMER FRAME: O I�g I j�i/R�i IMAWINGCREREDSYeWIGN&IT APPROVAL......... IS SUBMITTED FORYOUR PERSONAL CABINET S12E S COLOR: COLORS: FILLER: EST,AMPS: USA IN CONJUNCTION WITH A Revision: PROJECT BEING PLANNED FOR YOU E3-02jz Data: 5.3"2 SQUARE FOOTAGE: RADIUS: BALLA6T. SYSMSIGNS.RIa NOTTOSE I R AIN SIZE: 210-648.3221 www.southwo4signs.com 800-927.3221 o wm,NORI�SR OUTSIDE Drawn By: De LeCfU2 ap TERRYT. POLE COLOR NI SIZE: VOLTAGE:r� • • HOLE SIZE: 1 20V U 14 REPRODUCED,c&L aR D DEPTH SIZE CABINET: 7208 S0.W.W.White Rd. San Antonio,Texas 78220 pgIMTEDIN ANYFANa110N Scate: AMA' NO9-SN00815-005 (0z ORDINANCE NO. 92-36 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: (1) GRANTING A WAIVER TO SPECIFIC REQUIREMENTS OF SECTION 47E.2 PURSUANT TO SECTIO 47F OF ORDINANCE NO. 82-73; (2) GRANTING CONDITIONAL USE PERMIT NO. CU92-23 TO ALLOW A PLANNED COMMERCIAL CENTER WITH A MAJOR RETAIL STORE AND A 40 FOOT POLE SIGN FOR TOWNE CENTER ADDITION NO. 2 AND A REVISION TO A PORTION OF THE TOWNE CENTER ADDITION RELATIVE TO A RESTAURANT IN A DISTRICT ZONED "CC" COMMUNITY COMMERCIAL DISTRICT REGULATIONS UNDER CITY OF GRAPEVINE ORDINANCE NO. 82-73 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 other things 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 4: 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 2 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, an 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 pursuant to Section 47F of Ordinance No. 82-73, as amended, the City Council hereby grants a waiver to the specific requirements of Section 47E.2 of Ordinance No. 82-73, as amended. Section 2. 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 No. CU92-23 to allow a Planned Commercial Center with a major retail store (Target) and a 40 foot pole sign for Lots 1 and 2, Block 1, Towne Center Addition No. 2 and Lots 1-R-2 and 3-R-1 , Block 1 of the Towne Center Addition relative to a restaurant (Luby's Cafeteria), in a district zoned "CC" Community Commercial District Regulations under City of Grapevine Ordinance No. 82-73 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 3. 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 4. 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 5. 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 3 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 6. 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 7. 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 8. 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 9. 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 he 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 15th day of December 1992. APPROVED: William D. Tate Mayor 4 ATTEST: Lind f City Secretary APPROVED AS TO FORM: John F. Boyle, Jr. City Attorney 5 �_... fa°,s* a 194.62• IRA E. WOODS (a.4fi. 2 _�. �:wz45: Xi R _.. , E ,, ° 3, - _ - r` EX�91 11 TO R3'4340 n. �e .____.�, _ ....�,,.._ . .�. � ¢4 44'07°3�i'E 1 - Rxf1.474.i9' Pga of _ �_ - �a' N 0'01'Or E 804 .-_- `� ✓ :ux w4 .. 0 y vrE '. =x29°11, -70,7 sue° . I. +E , , 21 S.F, TARGET r° v} SI tT; (OPEN SPA E) ,{ Vll4,t LOT 1 BLOCK 9 -kw p 10000 AC. ? r. C CURRENT ZOWNG. Pep l cos€ oN ^a yt t, >� ' IfV CIY MAR IY L NiG; RICO } t v ' � ♦ �WeK Y xK�t w' ¢+r .4 t.'S R +a;,'A' � T 3':.-± � tmkti' ` �� �s •; ;1 i � £.�ws .. C M* ,,v.w�t..,aGsc a.h ct^:".a'k,a:4A7M.x r,4��=rr RTi = .,zP�iti,, � .3 2 BLOCK .# `L .i 2,7 5f 47.916 AC. PUTURE DEVELOPMENT CURRENT nr. zn xax Y f*C13 a ctat x4 ax =s r Mxs.'x �. + ,..68'3 €: }4 t o ,r P ELT Z t'CC tv a .c wn .n. ) r, s -.z:+ax-!=x, .O m00 SN16 M'W" {OPEN SPACE) `. ,s {OPEN $PACE) f f: l�, ` }-AWN,M ftN AktAl 10 W � fc NI .E.WAE. PA✓f_IA' ", -. S •$ r� '''_.' y I �� (OPEN SPACE) 1 i � [ £.rr s'7t.>n...,•.+•rE uF+A:Tsn!+ -. 'i3O$✓1-5$ � e �'�+� xx tr';art.ca tR� ,r. ;.,nx,+: rvY¢* „wwe .., c4; r'^, •,.- -# �t_ wsz .,ter r� as � 1 ' Y \ ,p>.� ? &:v`mw we s _ _ �1/ 4 1 6 i renvl• a£EKwtt.: f 8. z+CAAr h 5 t T�.i9:.i tiHks aY�kr; SGM N` 4.H 4�E BiTWC€k T i 4 5"9,f - + 4 36'20'47` Vt 323.6.5 tasPt__M.h+ra w.aa..,_ Evr..n rk >ra. I ` p.y t. tts4- t Y 1 ' / LOT 2 \ j t , J TowN{ CEkIgE9 AC9I E AREA r A .,SUtCI LANDSCAPE WERmuS .. .,.RYQUS T (� AREA (S.a,) PECK T E ACE r W P A i }; 1?6,22; '3Hh �_ tE rR t 5.77 349 xa r+SST K 5I 2007,242 w;.A.. OWrW ,P.tC, a '.F, h? (OPEN SPACE) F n-L -rig N A OPEN t k E a .._ _ fi A #r,e `.. if 7;©f S p { 167.4dx —9v��PcE A R N' ..___�.__ �."` S5 as 5S_.... ,v..L .,_.. grs `'. 79 74j ,.12 GRAND TOTAi. 2721,03., 5,821 t NA �sts 816 4.6% R>a15._ 2,146,389 ✓ ,..5 .,4 I wA / :� — 468€ .....,_,,.� >t LOT t-R-2, LOOK E'VIM DCVU04KNI PIT ZQNMs 1'CC f 4' MASTER SITE PLAN PLANNED COMMUNITY COMMERCIAL CASE NO. Z92—€�9 LOTS 1 & , BLOCK ONE CASE NO. CU92-23RI 25 � {� 1�E CENTER ADDITION NCB, T /, s j CASE hiC3. SP2— \�\ � AND 2 f LOTS 1—R�-2 & 3—R-p 1, BLOCK ONE ENE SUMMARY TO NE CENTER ADDITION 8rsrtsa , LWE NO. SEARRIG DISTANCE_ CABINET A, SLIDE 235 14 + CITY OF GRAPEVINE, TARRANT COUNTY �sr 35 20 { 1.i S 44 39 Y 92 o !E X A _) gR 54 39 :3' Al ;,, 4 - .. - ER/DEVELOPER ENGfNeER/SURVEYOR 114V ATE JOWT VENTURL LRWRENGE hA CATES &ASSOC.. IN C R EtAk N €AVE, SiiT€ SQQ 4200 A }WAY R3 S;7E t2222t11 N4T1k L 410 SAN ANTOI TEXAS 78265-3069 DALLAS, TEXAS 755201 DALLAS, Tt KAS 75244 (512) 654-90W ;214/ 964 4304 {114, 3H5-21 tY MEET 1 OF 9 CL ST. LOUIS SOUTHWESTERN RAILWAY _ - - - a+z a4•as IRA E. WOODS AVE. . w PSt•OY E ®t.67'-` / lzyda.69' \ f F'4PM Rom.} N a'or'aY E 16.aa' N as a2'a7 [ { 2.1 P LS ET BD-PONE PO a 1 u{ _ r ., , - ...-._.�......._-..... ,...._.,__�. 0 �- � • #.. DE rcNrsoN POND SO 24,.�' r � I_1 rytYd .Ya+ U+t i !f'�+{$ � 9 SP,t 0 y r5 OG' !=-!9 --A a 3 8 }y-^' 5 Sr F 8 a x' OY 0'yT hk ) j J i\JI eU 5^a' t n "�s s b 94 iHr vr,t �-I Z SPA 9'Y JA OD- # ' 11A 6 9=99 w '1..cA 16 9-3b DO LOT 2, BLOCK t i z SPA s 9= 6 r' _Pn o 9 99 11 r �8.7t TOWNE CENTER ADDITION N0. 2 -- _- --_ 2<.3s 9 f 2 SPA 0 9-m 0@.�' �--j •, S;'d @ 3=940� IR ,- a n 1 1 21 S.F. S"A O 5 .:8 i _pA 8`9�49 DO I 1 SPA ®9'='U9 JC 6 2 TARGET __ �,}- _ LOT z, B�.acK I �� TOWNE CENTER ADDITION NO, 2 LOT t, BLOCK i I TOWNE CENTER ADDITION NO. 2 waaour`" 16 �`1 ti z 5 A a 4- x na t OS o s�9v a sva 0 08 XP `'E �!� fix•,.. ` r 261' �f +n 2 S A 6 9' OR A S" 6 9-49 DO _- `:t'n ®9 OS GO �. v, S 7Z3S'4S'd 78-4Y "' _ ..._ I 1 � ull t s, a e' oa 2 AP. 16 9'-08DO " 'r SPA @ 9-900i , r y �.16" ,.9�xt THu+i•.,cw ' n` ' .: R �y �f ¢ 4 6b J n °L'A Q 9 9�f�✓ � 1 +"'. �N '.H� i ,^ -f'! A F -08. 34 uL J, 0 9-ION X a Aw u� S 6Q 13'2t' W 240 a0' w 9'""r wIt S 946139' E "AO, a.oa n y I I"' sc ®9' re xr ss 9 99 r z<.�� =.;a o� J GFTENT ON POND _- ..A.�.,._3 _ ? r• 9 E r,2 sPA s 9 �e u6'�9 11A 9 9>99OO y sts.. ®s-'oa cu �39 - 7 I TYPICAL SEC fiCJN � ter >c' Q �t I SPA -2646'5C ql # t2 SPn 6 9'-i DR JO'- 4 I 10' Rz2.261.as, OS6 58 7 SITE DATA 3 WIT 1' 1156.IXY - vLL r LAND AREA -- -_ 435, 1 S F-, I BUILD I NG AREA t tE,22i .a F. „ OCCUPANCY RETAIL_ PARK{NG REQUIRED 465 SPA. i I. PARK l NO PROVIDED 588 SPA. 1 HANDICAP PARKING 12 SPA. I BUILDING MPERv OV 50SURFA(PERVIOUS SURFACE) D S.F. 359,831 S } .f. Fy r s CASE NO. 792-09 r r ,. ru REWIREIENTS Of TNe mY DF GR O t EROSI'A SOWED,ORo1NArvCE "-I CASE_ NO CU92-23 BE uEr a3axm THE Pt3troo of coersiRucirow. CASE N4_ SP92-25 i 1• A TARGET -^_. •P---t' 2- SIRE{W Di G iN.4.1 COAfORM R3 TOE CfPT 9 E r` Y -tl--t a- •---{- 3. PAR'c FOR DrSA9LE9 PERSONS SN(IUID Rf OF—TEDt(MF t—1_i:NAP'EH 25_ SECi 23-6a TNROOOH 23-69 OF THE COU 4f GRtH1+nwCES _ REN5E STU Df MCES(DUUVSREP E—OSURES KE D Bu Dr S.-Sr+A.�_BE SITE PLAN SCREENEA IN ACODPES NCE wrtN SECTKX 5O b.3 (%(CDOB 1 E,4 d2) 01 i, 35 c P:_ TOWN CE r�tik a t)N NO --' TARGET J�: _ r t,WAE'F:Ivc it XAS _ CON Pt.r s {AwRENGF A GASES k ASSOC. E-. S' CUN,.Pt.!I - r- — T -4 DESIGN MkAHN QA1E i SLAU wOTES PILE $ tl6 i2 04 4 =Iue,.A.swR POPE ' Sn, lA E eX141StT T Page o a .x RIGHT SIDE ELEVATION . T— GRAPEVINE, TEXAS I L fir S_.. _ ELEVATION KEY LEFT SIDEELEVATION EXTERIOIR ELEVATIONS REAR ELEVATION r - -- S) 2) # �#' # � �✓' � - ��✓ a�.r�^�tflS�=�r-,� ( baev.c� tee,�,,f�,tn a 4u„ae s r a htac'aCE Cbl; k�e i�` ry wi r FRONT ELEVATION b�„ �.. 3 a r 3 OF 9 SHOWCASE !MBER Z-92-09, CU 92-23 --2 CL ST. LOUTS SOUTHWESTERN RAILWAY EXHh L TO A age XWLCCUN9 tr4PVkr£XlOOWFt ••9.u• _ .__-6 NEW ORfYE<yPROtCN TO CXisTlN C . -.x. ... _..- CONC. 1-1 -To,ExIsr,ELEV C�7a{'OS !RA E. ... G w<>a{ys AVE. jumcr1INd 9OX %LzS{<.69' .�...•.••_ } N P91`OY E ®i,{Y'—1 1 5' 6.04'- / N 8S<2'00" E J1'P. v arw 9O 'm 80.0<' LSJ SOc' pCTCNtt POND NO i T °y t. S e rsw '-tiJ ISJ..56�� SS.tOG LJ U f � i sl so Ja �I y4SJ.1 38 E,,s{-rsc-J .u.,rrx ss. �1 7` 2s� max \\ a II 4 � ✓�� J I u.�c ff n ( I r r Misr} m .as Ls i` j SdS INLET rOd 5<.15 L \\\ 55.756 `L 1 °JEfEN;ION PoNC NO 3 // {{ r�11 s{.r5 _ cJ t„s I , sr / / rt o t ��zsl. srza } / 1� ra�ss.trs ri x 1 � Y `.� LOT 1, 81,OCK 1 TOWNE CENT ADDITION NO. s v I it I53:3brel t r + ,NL rrictr59 f r so, se rsrc G �� zl so.9sc�s5.004a�. , ^t LOT 2, BLOCK ) � 1s � TOWNE CENTER ADDITION N0. 2 } u'n'w zao.00' se sr / A oc� � i•t t 907C S5.{S S1.006- J - -- -- — ,x55, a - 59 O szao r sc � sxs'Dfiop t \ '�� ti \INLET DNOP I TSO lzt,058 58 h� ` , `i fC"� INLET 92 er N LSE oitl 56.{ do a ' t LOT 2, B�OC'K 1 !. TOWNE CENT NO. by /j LL t / 'CASE NO. Z92--09 CASE NO. GU9223 CASE NO. �SP92-25 GRADING PLAN BENCHMARK: +� —TOWN C;ENIER ADDITION NO. 2 TEXAS HIGHWAY DEPARTMENT BRASS DISK -" GRAPEVINE, TEXAS SET IN CONCRETE APPROXIMATELY 85 FEET SOUTH OF THE SOUTHWEST CORNER 6F LOT < ;" IS L-AWRENCE A CATES SS K AOC """� F, BLOCK t, TOWNE CENTER ADDITION N11 2 nN ALONG THE EAST R.C.W. LINE OF S.H. 4 +w ks+&ToRAwk GA TE-T�Scu.E T WOT£s C f1tE'� ti4 STAMPED ELf-V, a 663.3t .I sr s.;,vat }1 tY t/iY/tl2 r.M' � i tit. }4 OF g I CL ST. LOUIS SOUTHWESTERN RAILWAY — -- ---' - --Page -- - saw cure mrMOK EXrsr. • • .'-.'� - -- . r coeec Cum s Pwr, DOWEL IONC "..�..a,..,,- ✓+SO fi.t M{W DRfYf'APPR6ACN TO£XisrNtG lt-W.4,, sax o IRA E. W04D8 AVE. �F L�R E �CDavE(u,nl CONC.PYNr, wrCN EXtsr EtFY 2-8'v4 eo# �RaY 1,4i d.t 6' '.aA�6 t POO'O4` fA 8'ak.8{'20 / L:344.t$' t aE smrN xo.w.} R OG OD R 106-00' f L 47®Bm i,TS -w es 42'aff E T 4 9S' N T37'Of E 81.aT'1 --ix �,� i 46:4 80.04' fiT 20 5 45'33'457 E 22.23' 9' N 8"Ot'0Y E f8.64'C ri+ rw t ........_- R k 605437' E 39.14' �'_-. I iv us so-'• �v' _ -t �w���.�j JEtEwTsm�D Na 2._.- T ghb'Scl (y i "ff COW52 ry PLOT CtWiNEl I -- r5'rt s+2573 r_ri sti�r -« i, ___ = DET€NTON POND NO 1 ;{rrr} t 1 k �-._._ _ CONwCCT NEW 42 RCP >` f. " Y p 1+ _ , 1 �i TO N 4Y RCP �J t 'F.c 47 5t to Sir: I� �19' i 77 p A $Tk 0+06 Oft+a€Ct r x it i . CiMNi TA ++2885 La SC a NEW 2r RCP i �•�. g � (-? -) I'coasr ,c c-I vLET T0.Ex aY RCP ,} 'r7 i IIAtr?t 4b✓a Sb iiraa�C. �$ar 9c i STA T 63 IN 63 'Q p L_ - 2St SG 3 _`' rr R-150 oab9' a. CONSP 2 i ` CON5 f 1YPE"E' INLE". A t+J2_8J �,�t}83` p+ TOP- 45 3 .POP 54.C4,' S W2WIT W -.� f32-6 UAi ICI rL I8`-3045 ! J t CD END t t { RYA d id6i UI SD 31. 1 BEG.21 S'TA 0+95.66:_a SD 1`i CQNST 3•3 012,G i i}i1XblS.5430 (� CONST ,I. f�L 18`4 i STA 1+$3 L1f 50 P3 # #. 4 [�' T 30,t5 �� �� ■ �. 4 ; 4 I � -,7E[ENiION PpNC N." 3 / l' k Ca a ! F.F. = 657.00 jfr' 2+ onsr s'saN 1 t PiLDT CHANNEL. V LOT T, BLOCK t S III "gb ,Rr�� as ti TOWNE CENTER ADDITION NO. 2 1 .24 rA.3+a.44 Las STA a+6s:� b , 'li U I 5' / € i M 6+-9346 Cw t3.3 Tay POP-36 as $ CON5P 3'C I Nk.ET CONST 2 O i 1 t ur REP-.. . { . ! CONSF 5'U WLEt 58 2B F i, 18'a50 45 M.3+2C ' x 1 L_TOP-5628 I 1 2a".g223 E�2f-3,z6 Ii t _ ENDi BEGINC4tiN IN I S6 1 E-T 0+263f LN 5D S 1 y CON 'o'c., en.Er 1 3TA,3+68"ON 03` 4 1 Coa5T. 3'x3'D II11 -i` 1� #• FT Lzi s�tso TNRa,P..S�s.zs I„ A.ca2.a3'R i Ca+asT }l.s D.i ip .s LOT 2, BLOCK ?. �I +s'FA a+ffi5'�'ua 3 t 'Ej �r a.34 Ili 1tA�.+ N U !' , 542 G RCN g sin s bz TOWNE CENTER ADDITION N0. 2 E7� f L '✓Y.,56.43 tl$T: 0+1841 Ua S6+3 i t0.00 1.5 NCP--. d'!RCP m Y8".d,{ CGNH. TaP= 55 S yd6'39' E a6.00' tN x0 s2 1 IL 18'-9t 93_. \ 'mot-N�SD- 3 6013`2 t' W 23CONN VI ___...-._____.__� T-55�60G �3 2 �w 15} �Cuiht12 .DnTnS 3� \-'ER 0+971 Ua-SiS 5 s - se-' RCA'TT 5`L.!-iNLFT I CONN -645SS 95 tFY-5155-_ = / •5 ,.Y�sra_ s , � 5 A 4+ 1f RCP.� ;, 'gab'UCklN. Rx2,261.65 `: ( I L=I.Q58.36 \'� 1 , N SSS I4 ' X-5+I§ s. SPs.2,1815 La-5b 55a +a sD 4.e tHFQAT 38.25D i I f �THPOs, 38 50tl 1. IIIIII Fl°aa`v+a�cag HCP '. ST 3 6Q i S-21 W 156 F l ,,-48 5tl € I ! f,. o i ! 1 � } 1 CLrivST 1'3"D.1. t i1MiDATs55 C#i { ; LOT 2, BLOCK 4 � TOWNE CENTER ADDITION NO, 2 j i ( CASE NO. Z92-09 CASE NO. CU9�--2,5 - CASE NO_ SP92--25 i GRADING PLAN �'- - rk tT- BENCHMARK: y ,`+v=',` �W a_,t-NrEk f 0,(IC)N Nei _.. TEXAS HIGHWAY DEPARTMENT BRASS DISK SET IN CONCRETE APPROXIMATELY 65 FEET .._.,-3 ,RAF'L4 N., TEXAS C � i _�.r SOUTH OF THE SOUTHWEST CORNER OF ib7 'S} do-."`d LAWRENCE A CAT ES & A550C 2, BLOCK t. TOWNE EAST R,O.W.CENTER ALONG T E AODITION N0, 2 H LI OF SN. i i4. 's OF5,pwT PWN DAME SC T ALE i N4PES ! f,( ; tf6 _ - +- STAMPED ELEV. - 66 9.3i f 5 OF 9 1 ROTE CONTRACTOR 10 CCORDINATE 71E IN or'-,! RELOCATEDY t2 WAT£R LINE WtfN CIT . / OF GRAPEVINE PU80C WORKS & FIRE OERY /J ----- — - -- ---- CL ST, LOUIS SOUTHWESTERN RAILWAY 1 EX Ifi LT _ 46 of nw2 OS if1 A WVVDi7 AVE. t f3Et.t2C�lf ) STa OCG E w-S'Y 1 U� S 2 4U4f. 2" 6E ML` 1 �CLSSlv.;. i Y '� Lx51t.B9' (vaaM9LE MOk,�R0.WJt F N NYT%t2 TPPPAIG e 4/v 2' e r H[ao 4 - 2 t N T9T'0Y r WELLW,/VAI-JE 0. E 331.I I.. r l r 77 " ry� 7WW34'37` t. STA S.1 ,2 STA 13+12.88 is / ) -e oALrETI E -T--{ _� "(D' S'—i.. _ � _..._.... _ LINE, ' IS t� LINE "W-1' 12 ATFR V sTA 13+83.81 JNE'A`- ttNF 2n! Si.t'6V..4,H.�— u.6 ..E N$L.L 2 SJ�JkC�H i" i -... _ L F H ( fl 8" -843.50 Irx12' ,oE '- jS4A � h —I rxg' P€OUCFR Sin 0.10 F tiN v �� �J STA 4a'+883 uN£`w-''= U 1 STA. tJ 8]35 11 h 1 r_8`Vnt`,rE n C N SNST t Aii. R+V I IIIA 11 : 1-20"JOIN'Of 8' - 1 E..8" a eN.9a t 'r%tr IfEWI 1 5 ( 2 Ir VAt,IT I snmovTe9 -- a I rs_za TARGET W x� (1 j} (�' s r» r k 2 vn_vEE ' R ! b F.F. - 657.00 ' ' ;_��Kg t-, CWE A alb EACH ENC \ i i �i �J V 3 . tp kNSiALL. S i'NE K 5fa 2+90 59 \\\ -t CONFER LXN1ESikC WATER — I INSTALL r-.t _- - - -----_--_---- ._-- ----- � ..� LOT i. BLOCK 1 i�iY ate£ TOWNE CENTER ADDITION NO. 2 £ a evff 1 — - h (^g t cowmtow 64B 8a H i � tl PtUC 6 STUB(%if LOT 2, BLOCK 1 TOWNE CENTER ADDITION N0. 2 n In l � lam, I STa 3+63 !J�'2kY w N 9'46'Sif"w- I �+ar u, � C 7, M 0 i � � �e4 � SEA 5+5r«� i _ ____ �-�- .-.-. -5!'49'34" E 66.08' `bNSi.t 84T.82 H. � t S BP IJ`2f'w -..,... ., I48.9Q' STa 5+72.00 L-k,05854 b' 7 ENO#PIUG 8'SS..�. r �� n FL, <848_i2 , s earx I w ,ss.00-• ! , 3 ' STA.8+87.45 9ia i+3340 ' -I %IF v YEE END.F'EllG 8' S / VAIHE .r' FZ&' vAUtE -E PL K FU f i x8"TEE I (NttME f.N.} k 8'VAiVE _ LOT 2, BLOCK 1 i ,y TOWNE CENTER ADDITION NO. 2 I ffi$ 3 W ? I r CASE NO. CU92— t CASE NO. CU92-23 .t Fx CASE N0. SP92-25 MATCH IRIE STA-tr 8+27,M 1 t [ MATCH tAdE S[A �r+2,04 [ t'I t t 3 't WATER & SANITARY SEWER TARGET BENCHMARK: TOWN CENTER ADDITION NO. 2 TEXAS HIGHWAY DEPARTMENT BRASS DISK !� SET IN CONCRETE APPROXIMATELY 65 FEET 183 GRAPEVINE, TEXAS SOUTH OF THE SOUTHWEST CORNER OF LOT LAWRENCE A. CATES Q ASSOC. 9°R 2, BLOCK 1, TOWNE CENTER AD017ION NO. 2 ' ALONG THE EAST R.O.W. LINE OF S.H. 114 DMON DRAW OAT[ K,AdE NM5 [ME W. STAMPED ELEV. 669.3? _ 2.., A, CL ST. LOUIS SOUTHWESTERN RAILWAY N XHI 11" ---- ----- _ T r l' - page f 9 -_- _ A E. WOODS AVE. . / w''$"or E 6'II' a . I f �/ IIl V- � .IfN+oM y ®1 L 2 7° /i 9 z S TARGET , a r t t\ g PLANT LIST „ aRzs•lY•na- - . PLANT LEGEND s w,svr w ,uoa` ..4, _..,.. .., .. .......« P.. »..a. ..� M � .<�«...,.,. _ ....»..,..,,. ....«..,,. , . w.,�V•a raw y.trig. LANDSCAPE PLAN a7D,nON NO. 2 JANQSCAPE SITEa_ ti=_. 'E;us I.WRE.CE . c.*Es • .ssoc. w yn u .� T of 9 LANDSCAPE SPECIFICATIONS a . r yu T Page 77 42 TREE DETAIL 03 HEDGE AT HEAD iN PARKING 0� �.r.� ,q,,,, � ®� STEEL EDGING DETAIL 44 RIVEN ROCK DETAIL IRA E. WOODS AVENUE ,n EA LAKO&CAPE NOTES « — — — ---- -- — — DETENTION POND ° e +j it i t SOD NOTES °i _ i _ I r ` r � I 1w i • ..e,ar.a 1 - L. i. 4 �71 r 0� PLANT LEGEND t e. a 41 TREET FRONTAGE PLANTING PLAN yr a - -.a LANDSCAPE DETAILS i-.twRE WCE A CAtgs , p556C r .� I,W-7 =�. CL ST. LOUIS SOUTHWESTERN RAILWAY EXHISI ge Of -ve a oa£r a+I rsWA L. WOODS AVE. *5'n>• R'II a' i' N `",• .` a C`r.-:x"t^t�s.c._ 'rr"s'f.rg"$ Brr c ♦ - ,�4`4 - +_. '`mr-��'s�-•r� ...`Y�,_`,w;?�.-. ... , 4 ff a wla 3T' . 11,.a. n ty ♦ .«,- .: yr. V } yti . a r A' `'�3' Y•b n y,. Y. '* F's � �4 x�x+ ��. 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