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ZA23-0073-ZSP-Tommy's Carwash PUBLIC HEARING NOTICE ZA23-0073 • Zoning Change and Site Plan for Tommy’s Car Wash, for a property described as Lot 3, Block 3R, Cimmarron Acres, City of Southlake, Tarrant County, Texas and located at 101 N. Pearson Lane, Southlake, Texas. • Current Zoning: “C-2” Local Retail Commercial District • Requested Zoning: “S-P-2” Generalized Site Plan District • The purpose of this request is approval of a car wash and conceptual approval of a retail building on the site. Base uses for the site are to remain “C-2” uses with a self- service car wash added as a permitted use. Dear Property Owner, Your property has been identified as being within 300 feet of the above referenced Site Plan application. If you wish to register your opposition or support to this case, you may complete the attached Notification Response Form and either mail to the Planning & Development Services Department (address listed at the top of notice), email a copy to the project case planner (e-mail listed at the bottom of the notice) or fax a copy to the department (fax number listed at the top of the notice). You are encouraged to follow the requested action through final approval because changes are often made during the review process. Please contact the Planning and Development Services Department if you have any questions: Please contact the Planning Department at (817)748-8621 if you have any questions. Thank you. CITY OF SOUTHLAKE PLANNING & DEVELOPMENT SERVICES 1400 Main St.; Suite 310 Southlake, TX 76092 Phone: (817)748-8621 www.cityofsouthlake.com Planning and Zoning Commission Thursday, February 22, 2024 6:30 PM Town Hall Council Chambers 1400 Main Street Southlake, Texas Notification Response Form ZA23-0073: Zoning & Site Plan for Tommy’s Car Wash. Meeting Date: February 22, 2024 at 6:30 PM Fill out: Owner: _____________________________ Address: ____________________________ City, State, Zip Code: __________________ PLEASE PROVIDE COMPLETED FORMS VIA MAIL, FAX OR HAND DELIVERY BEFORE THE START OF THE SCHEDULED PUBLIC HEARING. Being the owner(s) of the property so noted above, are hereby in favor of opposed to undecided about (circle or underline one) the proposed Site Plan referenced above. Space for comments regarding your position: ___________________________________________________________ ___________________________________________________________ ___________________________________________________________ ___________________________________________________________ ___________________________________________________________ Signature: _______________________________________ Date: ______ Additional Signature: _______________________________ Date: ______ Printed Name(s): _____________________________________________ Must be property owner(s). Otherwise contact the Planning Department. One form per property. Phone Number (optional): ______________________________________ Direct questions and mail responses to: City of Southlake Planning & Development Services Notification Response 1400 Main St; Ste 310 Southlake, TX 76092 Phone: (817) 748-8621 PEARSON LNSOUTHLAKE BLVD JORDAN DR 3220 3200 32503280 100 3119 3260 3125321532253255 101 322032203220 3220 1939 8 7 5 4 213 6 1000 Vicinity Map ZA23-0073 ® 0 175 35087.5 Feet 101 N Pearson Ln Legend Address Points City Parcels Right Of Way City Limit Case Parcel(s) 200 Foot Buffer 300 Foot Buffer Parcels Within Buffer Monday, February 2nd, 2023 City of Southlake, TX RE: Tommy’s Express Car Wash- 101 N. Pearson Lane To whom it may concern, Christianson Companies is seeking the approval of an S-P-2 for a car wash project located at 101 N Pearson Lane. Tommy’s Express is one of the largest and fastest growing franchises in the country. Our business model includes individual washes as well as a monthly TommyClub membership that gives customers unlimited washes, access to the TommyClub express lane, and allows them to update their membership on the Tommy’s Express Mobile App. Our car wash is also environmentally friendly. We utilize a water reclamation system that reuses 30% of the water used per wash and our clear acrylic roof system allows for daylight harvesting so no lighting is required during most operational hours. In our express wash, customers never get out of their car or enter the building. They are in their car during the wash and then they can park in the vacuum stalls to use the vacuums. The only reason a customer would enter the building is to use the public restroom. Hours of operation are 7AM-9PM Monday-Sunday. For these reasons, Christianson Companies sincerely asks that the Planning Commission and City Council approve our request for an S-P-2. Tommy’s Express offers the best car wash on the market and holds its franchises to the highest standards of training, efficiency, and professionalism. We would love to provide a valuable service to the citizens of Southlake, and partner with the community to be a benefit to all who live there. Permitted Uses This property shall be limited to the permitted uses as found in the base zoning of “C-2” Local Retail Commercial with a “self service car wash” to be permitted on the site. • Self-service car wash will be a permitted use Development Regulations This property shall be subject to the development regulations for “C-2” Local Retail Commercial, and all other applicable regulations. • The east portion of the lot that includes the Car Wash will be site planned. The construction of the car wash will start sometime in the summer of 2024 after we get a full building permit. • The west portion of the lot that shows a retail building will be conceptual and subject to change. We do not own the land on the west side of the lot, and do not know what the landowner’s future plans are for the property. The only portion that we will be constructing on the west side of the property is the access lane that connects to Pearson. This is labeled on our site plan. Variances 1. Trash Enclosure Location We will be requesting a variance to allow our trash enclosure to be closer than 50’ away from residential zoning. Our requested trash enclosure location is the best location for this site plan so that it will be out of public view. If we were to put the trash enclosure more than 50’ away from the residential to the north, then it would be in clear view of Southlake Blvd. We will have an 8’ masonry wall on the north side of our site, so the trash enclosure will be screened from the residential to the north. The residential to the north is also owned by the city for the water treatment plant, so that land will not be developed as true residential. 2. Tree Preservation We will also be requesting a variance for tree preservation. All of the trees on the site are clumped together in areas that will either have a building, an easement, or a drive aisle. Therefore, it will be impossible to save 75% of the trees on site. 3. Deferred Sidewalk Our third variance request is regarding the sidewalk along Pearson Lane. Pearson Lane is a 2 lane, asphalt road that does not have a curb and is along a drainage ditch. There would be no sidewalk to connect to, and it would be dangerous for pedestrians to walk on a sidewalk along this street with no curbs. We are proposing that we put money in escrow for the city to use for the sidewalk in the future when Pearson Lane is improved instead of creating a dangerous sidewalk that doesn’t connect to anything. Page is too large to OCR. Page is too large to OCR. Page is too large to OCR. Page is too large to OCR. Page is too large to OCR. s 0 GENERAL LAWN NOTES LANDSCAPE NOTES PL I buU LN NU I U 15' U.E. 1. CONTRACTOR SHALL COORDINATE OPERATIONS 1. CONTRACTOR TOVERIFYANDLOCATEALL AND AVAILABILITY OF EXISTING TOPSOIL WITH PROPOSED AND EXISTING ELEMENTS.NOTIFY 6 - - ti S - S - - 5 - - S - - S - - S ON-SITE CONSTRUCTION MANAGER LANDSCAPE ARCHITECT OR DESIGNATED - - - S - S s S - S - - S - - S - - S - - S - - S - - S S -- - - - ewuaos y"`0 P ' N „ CCry 2. LAWN AD GRADALLBEL O TI'BELOW FINAL REPRESENTATIVE FOR ANY LAYO DISCREPANCIES OR ANY CONDITION \ 65 653.1 FINISHED GRADE PRIOR TO TOPSOIL ON THAT ' INSTALLATION. WOULD PROHIBIT THE INSTALLATION AS SHOWN.3. CONTRACTOR TO FIND GRADE AREAS TO SURVEY DATA OF EXISTING CONDITIONS WAS $" IRqoM� 177 _ anACHIEVE FINAL CONTOURS AS SHOWN ON CIVIL SUPPLIED BY OTHERS '+ - + 13 30DRAWINGS.POSITIVE DRAINAGE SHALL BE 2. CONTRACTOR SHALL CALL 811 TO VERIFY AND / NRS - � 6G16 d ti PROVIDED AWAY FROM ALL BUILDINGS. LOCATE ANY AND ALL UTILITIES ON SITE PRIOR _ `VE' ,,�L»3� ROUNDING AT TOP AND BOTTOM OF SLOPES TO COMM ENCING WORK.LANDSCAPE SHALL BE PROVIDED AND IN OTHER BREAKS IN ARCHITECT SHOULD BE NOTIFIED OF ANY T \ « 115 I6yh GRADE.CORRECT AREAS WHERE STANDING CONFLICTS.CONTRACTOR TO EXERCISE S 21 9ZI - -- - 65 .0 - 5 ' GL 54.] WATERMAYOCCUR. EXTREME CAUTION WHEN WORKING NEAP WA 4. ALL LAWN AREAS SHALL BE FINE GRADED, UNDERGROUND UTILITIES. WM PH U.E.$ ST ST 3 MS I ST . IRRIGATION TRENCHES COMPLETELY SETTLED 3. AMINIMUM OF 2%SLOPE SHALL BE PROVIDED 24 s ST ST Sr ST ST ST �5i C 2 M TRA91 ' 1 AND FINISH GRADE APPROVED BY TH E OWNER'S AWAY FROM ALL STRUCTURES. RG � EI CLCfiVE 2 /I CONSTRUCTION MANAGER OR LANDSCAPE 4. CONTRACTOR SHALL FINE GRADE AREAS TO BAR CE 3 ARCHITECT PRIOR TO LAWN INSTALLATION. ACHIEVE FINAL CONTOURS AS INDICATED.LEAVE SP MB 7 5. CONTRACTOR SHALL REMOVE ALL ROCKS 3/4"IN AREAS TO RECEIVE TOPSOIL T BELOW FINAL MIS AND LARGER.REMOVE ALL DIRT FINISHED GRADE IN PLANTING AREAS AND I" CLODS,STICKS,CONCRETE SPOILS,TRASH ETC BELOW FINAL FINISHED GRADE IN LAWN AREAS. N MB m 1 �6 1 PRIOR TO PLACING TOPSOIL AND GRASS 5. LANDSCAPE ISLANDS SHALL BE CROWNED,AND MB TS iN 5 INSTALLATION. UNIFORM THROUGHOUT THE SITE. MS 6. CONTRACTOR SHALL MAINTAIN ALL LAWN AREAS 6. PLANTING AREAS AND SOD TO BE SEPARATED SP 3 - PH 12 UNTILFINALACCEPTANCE. BY STEEL EDGING.NO STEEL EDGING SHALL BE 65 65" 6 1.6 DY O - I 7. CONTRACTOR SHALL GUARANTEE INSTALLED ADJACENT TO BUILDINGS,WALKS OR TS ESTABLISHMENT OF ACCEPTABLE TURF AREA CURBS.EDGING NOT TO BE MORE THAN I/2- 2 AND SHALL PROVIDE REPLACEMENT IF ABOVE FINISHED GRADE. 2-5" MINUS SEW~ TJ NECESSARY. ]. EDGINGS HALL BE CUT AT 45 WALKS ANGLE WHERE IT INTERSECTS WALKS AND/OR CURBS. ROCK, TYP. I SOLID SOD: 8. MULCH SHALL BE INSTALLED ATNG.BELOW THE - 1. SOLID IOU SHALL EDGES, PLACEDMINIMUM. THIS TOPS OF ESONTHESE SIDEWALKS E PLANS RE FOR IMPERVIOUS EDGES,AT WALKS,INLE S,M.TH OLES L 9. QUANTITIES ON THESE S A CING F PL �'"- 10 i IN D DE PLAN ING BED S.SOD,MALL COVER REFERENCE S INDICHE ATED O SPACING IN PLANTS SP LLI AND PLANTING BED AREAS.SOD SHALL ED BY SHOULD BE AS INDICATED TREES PLANS OR 9 OTHER AREAS COMPLETELY AS INDICATED BY OTHERWISE PLANTED.ALL TREES AND SHRUBS J4 PLAN. SHALL I E PLANTED PER DETAILS. Sp - - 2. SOD SHALL BE STRONGLY ROOTED THAN 2 EARS OLD, 10. CONTAINER GROWN HOWEVER BALANTL MAD IALBUR A EM 2023 Z RESISTANT SOD,NOT LESS THAN 2 YEARS OLD, PREFERRED HOWEVER BALL AND BURLAP PLANT � /'� GREE ASS AND EDS MACHINE UNDESIRABLE DTHIC NE MATERIAL CAN TE TO THE SUBSTITUTED ANIF NEED BE AND ® RETAIL 130' CARWASH V J U) GRASS AN/In,EX LU CUT TOP AD THICKNESS INAPPROPRIATE E PLANT QUALITY '�" OF3/4'(+1/4'1,EXCLUDING TOP GROWTH AND INDICATED ON THE PLANT MATERIAL LIST. � CENTER PROP. BUILDING THATCH. 11. TREES SHALL BE PLANTED AT A MINIMUM OF 6 6,909S.F. 5,243sf W Q 3. LAY SOD BY HAND TO COVER INDICATED AREAS FROM ANY UTILITY LINE,SIDEWALK OR CURB. COMPLETELY,ENSURING EDGES ARE TOUCHING TREES SHALL ALSO BE id CLEAR FROM FIRE C�ONCpgP = d WITH TIGHTEN FITTING JOINTS,NO OVERLAPS HYDRANTS. LI I � 6K / 53.5 WITH STAGGERED STRIPS TO OFFSET JOINTS. 12. 4-OF SHREDDED HARDWOOD MULCH IT 65 652.2 �/ �Vl LL 518 652'9 3 h ' ^ z Q 4. TOP DRESS JOINTS IN SOD BY HAND WITH SETTLED THICKNESS)SHALL BE PLACED OVER 01� v , Q X TOPSOIL TO FILL VOIDS IF NECESSARY WEED BARRIER FABRIC.MULCH SHALL BE BAR 5. SOD SHALL BE ROLLED TO CREATE A SMOOTH SHREDDED HARDWOOD MULCH OR APPROVED w1 i X < 2! LU EVEN SURFACE.SOD SHOULD BE WATERED EQUAL,PINE STRAW MULCH IS PROHIBITED. C 0)101 , 308 �`J a . Feet Q THOROUGHLY DURING INSTALLATION PROCESS. 13. WEED BARRIER FABRIC SHALL BE USED IN PLANT ri..1 Q LLJ 6. SHOULD INSTALLATION OCCUR BETWEEN BEDS AND AROUND ALL TREES AND SHALL BE Acres p CV 0 LU OCTOBER 1ST AND MARCH 1ST,OVERSEED MIRAR 1405 WEED BARRIER OR APPROVED 2 . 3 3 A C r e S 5 D Q BERMUDAGRASS SOD WITH WINTER RYEGRASS EQUAL. �yJ A ATA RATE OF4 POUNDS PER 1000 S.F. 14. CONTRACTOR TO PROVIDE UNIT PRICING OF TS �J Z O LyJ �J J W = LANDSCAPE MATERIALS AND BE RESPONSIBLE (/> I- HVDROMULCH: FOR OBTAINING ALL LANDSCAPE AND IRRIGATION ' O n �j CE M O � D PERMITS. L� LJ L 0 O 1. SCARIFY AND LOOSEN ALL AREAS TO BE T la PRIOR TO TONDMINIMUM DEPTH OF 4* IRRIGATION: 00 1 '" 10 CD to PRIOR TO TOPSOIL AND HVDROMULCH W INSTALLATION. 1. ALL REQUIRED LANDSCAPE AREAS SHALL HAVE Z M O 10 2. BERMUDA GRASS SEED SHALL BE EXTRA AN AUTOMATIC IRRIGATION SYSTEM WITH A I� HULLED,TREATED LAWN TYPE.SEED SHALL BE HAVEZE/riAIN SENSOR.SYSTEM ONTROL ALSO ER DELIVERED TO THE SITE IN ITS ORIGINAL BEEAN ET NED AN INSTALLED CONTROLLER �O�/'� J _ UNOPENEDSTATEILOC LLAWR R ANDQUIRE SHALL MEET ALL BRIGATOR. AND INSTALLED BYA LICENSED yJ 3. FIBER SHALL BE 0%WOOD CELLULOSE IRRIGATOR. ^/ @$1 652 1 1MB 2.6 i O FIVER,DELIVERED TO THE SITE IN ITS MAINTENANCE REQUIREMENTS: 3 50 1 0 ORIGINAL UNOPENED CONTAINER AS 1. VEGETATION SHOULD BE-INSPECTED 00Ln MANUFACTURED BV"CONWEB'OR EQUAL. REGULARLY TO ENSURE THAT PLANT L1 r t I CO BAR 4. FIBER TACK SHALL BE DELIVERED TO THE SITE MATERIAL IS ESTABLISHING PROPERLY AND i IN ITS UNOPENED CONTAINER AND SHALL BE REMAINS IN A HEALTHY GROWING CONDITION ,90 3 I TERRO-TACK ONE',AS MANUFACTURED BY APPROPRIATE FOR THE SEASON.IF DAMAGED GROWERS,INC OR APPROVED EQUAL. OR REMOVED,PLANTS MUST BE REPLACED BY in 3 TS 5. HVDROMULCH WITH BERMUDA GRASS BEET AT A SIMILAR VARIETY AND SIZE. Z CE 55 1 A RATE OF 2 POUNDS PER 1000 S.F. 2. MOWING,TRIMMING,EDGING AND WM 6. USE A BATTER BOARD AGAINST ALL BED SUPERVISION OF WATER APPLICATIONS SHALL AREAS TO PREVENT OVER SPRAY. BE THE RESPONSIBILITY OF THE CONTRACTOR SC W 1 1 7. IF INADEQUATE MOISTURE IS PRESENT IN SOIL, UNTIL THE OWNER OR OWNER'S 3 APPLY WATER AS NECESSARY FOR OPTIMUM REPRESENTATIVE ACCEPTS AND ASSUMES V TJ MOISTURE FOR SEED APPLICATION. REGULAR MAINTENANCE. 6. IF INSTALLATION OCCURS BETWEEN 3. ALL LANDSCAPE AREAS SHOULD BE CLEANED - - SEPTEMBER 1ST AND MAY IST,ALL AND KEPT FREE OF TRASH,DEBRIS,WEEDS 15 1 HVDORMULCH AREAS SHALL BE OVER-SEEDED AND OTHER MATERIAL. 650. GIL WITH WINTER RYE GRASS AT A RATE OF FOUR 650,7 ss POUNDS PER ONE THOUSAND SQUARE FEET MISCELLANEOUS MATERIALS 550 4 CONTRACTOR SHALL BE REQUIREDTO 1. STEEL EDGING SHALL BE 3/16'X 4 X IVDARK ' RE HVDROMULCH WITH BERMUDA GRASS THE GREEN DURAEDGE STEEL LANDSCAPE EDGING g0. 5O B.L. 651.E - FOLLOWING GROWING SEASON AS PART OF UNLESS NOTED OTHERWISE ON 3 2 THIS CONTRACT PLANS/DETAILS 9. AFTER APPLICATION,NO EQUIPMENT SHALL 2. RROCK SHALL BE MINUS SEWER ROCK,Y-S' / DY 3 - OPERATEOVERAPPLIEDAREAS.WATER DIAMETER.RIVER ROCK SHALL BE COMPACTED 4 3 650.3 SP W SEEDED AREAS IMMEDIATELY AFTER TO A MINIMUM OF WDEPTH OVER FILTER 3 INSTALLATION TO SATURATION. FABRIC. _ ACCESS EASEMENT 10. ALL LAWN AREAS TO BE HYDROMULCHED -- - - - - - - _ _ _ __ _ SHALL ACHIEVE1 COVERAGE PRIOR L ' ' L E DY 51 R I L 2V �9 ry FINAL ACCEPTANCE.E. TABULATIONS INTERIOR LANDSCAPING O Q 1. 50% of the gross floor area is required to be landscaped. - DBH ERMUDA SOLID SOD, TYP. 20' ' FF ARID _ 1 -- - - - - - _-- - - -- - 2. 1canopy tree (4"cal)shall be provided for every 500 s.f. Nj9T 275A Py 3. 1 understory tree (6' IT)shall be provided for every 250 s.f. 4. 1 shrub (3 gallon)shall be provided for every 40 s.f. 5. 15% of the required area shall be groundcover(4"containers) 4V V 388-61.81 P.08 : Kn 6. 2%of required area shall be seasonal color(4"containers) - 1 Floor area: 5231 s.f. 6496 S30'2 ' , 4.85 CHISELED ' X SET � Project Number: 24004 2615.5 s.f. (50%) 1849 s.f. 649.3 65 a 5 canopy trees,4" cal. 5 canopy trees, 4"cal. v Drawn By: AWR 10 understory trees, 6'ht. 10 existing understory trees 65 shrubs, 3 gal. 84 proposed shrubs, 3 gal. .� \ Checked By: AWR 392 s.f. groseasodcovernal solo (2%) 392 s.fseas ndcover al solo 52 s.f. seasonal color(2%) 58 s.f. seasonal color --/ Issue Date: 1-2-24 1. Each parking island shall contain 1 canopy tree with the remaining area to IPLANT SCHEDULE be shrubs, groundcover, ornamental grasses or seasonal color. CITY LABEL COMMON NAME SCIENTIFIC NAME SIZE NOTES Revisions BUFFERYARDS SHADE TREES NORTH: 3881.f. (residential) F1 7 CE Cedar Elm Ulmus crassifolia 4" cal. 12' ht., 4' spread, matching REnLnR D 3 RO Texas Red Oak Quercus texana 4"cal. 12' IT., 4' spread, matching 10' buffer 10' buffer 7 WA White Ash Fraxfnus americans 4"cal. 12' ht.,4' spread, matching 388/100 I.f. *3 canopy trees, 4"cal. = 12 12 canopy trees, 4"cal. 388/100 I.f. *6 understory trees, 6 IT. = 17 17 understory trees, 6 ht. ORNAMENTAL TREES 3881100 I.f. *8 shrubs = 22 45 shrubs 20 MB Mexican Buckeye Ungnadia speciosa 6' ht. V spread min. fence, 8'ht. fence, 8' IT. 10 PH Possumhaw Ilex decidua 6' ht. V spread min. matching South: 280 11. O SHRUBS 29 buffer 13'buffer 30 BAR Crimson Pygrny Barberry Berberis thunbergii 'Crimson Pygmy' 5 gal. full, 20"sprd, 24" o.c. 280/100 I.f. canopy trees, 4" cal. = 3 none due to utility easement 51 DBH Dwarf Burford Holly Ilex cornuta 'Burford Nana' 5 gal. full, 20"spread, 36" o.c. Sheet Title: 280/100 I.f.*2 understory trees, 6'ht. = 6 none due to utility easement 9 DY Dwarf Yaupon Holly Ilex vom@oria Nana' 5 gal. full, 24"sprd, 24" o.c. 13 MS Flame Miscanthus Miscanthus x'Purpurascens 3 gal. full, 20"spread, 36" o.c. 280/100 I.f.*6 shrubs = 17 51 shrubs 13 NRS Nellie R Stevens Holly Illex x 'Nellie R. Stevens' 7 gal. full, 40"o.c. LANDSCAPE West: 131 1 f E 37 SP Spirea 'Goldflame' Spirea japonica 'Goldflame' 3 gal. full, 24" sprd, 36" o.c. UIRE 26 TS Texas Sage'Purple Rain' Leucophyllum x laevigatum 'Purple Rain' 3 gal. full, 24" sprd, 36" o.c. PLAN 10' buffer NA 22 WM Wax Myrtle Mynca cerifera 7 gal. full, 30"sprd, 40" o.c. �{./L. 100 I.f. canopy trees, s cal. t. 2 3 canopy trees,21 CASE # . ZA23-O073 2/1001.f. understory trees,6' ht. = 3 3 understory trees,6' ht. GROUNDCOVERIVINES/GRASS 8/100 I.f. shrubs = 11 16 shrubs 180 GL Giant Lirope Lirope gigantea 1 gal. full, 18"O.C. East: 270 Lf. A 55 SC Seasonal Color 4" pots full, 12"o.c. 3 TJ Tam Juniper Juniperus sabina 'Tam' 1gal. full, 18"o.c. Sheet Number: 5' buffer NA Bermuda Solid Sod Cynodon dactylon GRAPHIC SCALE 3/100 I.f. canopy trees, 4"cal. =4 NA 2-5" River Rock - Minus Sewer Rock 0 20 40 FEET /100 I.f. understory trees, 6' ht=8. NA 8/100 I.f. shrubs = 11 NA Plant list is an aid to bidders only. Contractor shall verify all quantities on plan. All heights and spreads are minimums. Trees � J 1 . 0 fence NA shall have a strong central leader and be of matching specimens. All plant material shall meet or exceed remarks as indicated. Scale 1"=20' - 0" Page is too large to OCR. Page is too large to OCR. Page is too large to OCR. Page is too large to OCR. STAINLESS STEEL VENDER UNIT VACUUM HOSE CONNECTION VACUUM MOTOR SPEAKER AND MOTION SENSOR LIGHT PLASTIC DECORATIVE GLOBEFABRIC SUN SHADE STAINLESS STEEL STANCHION STAINLESS STEEL LETTERS Page is too large to OCR.