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Item 7A Department of Planning & Development Services S T A F F R E P O R T January 28, 2009 CASE NO: ZA08-109 PROJECT: Zoning Change and Site Plan for 280 Sports Complex REQUEST: The purpose of this request is to amend the current ”S-P-1” detailed site plan district zoning for the 280 Sports Complex located at 280 Commerce Street to allow a pre- school, kindergarten having approximately 6,765 square feet of indoor floor area and two supporting outdoor playgrounds totaling approximately 2,540 square feet. The existing zoning allows indoor entertainment and other uses listed in attachment F, page 9 of this report. The proposed school specializes in a Spanish language curriculum to teach students the Spanish language. Programs are provided for students from 2 years of age through kindergarten (5 years of age). Summer camp programs are provided to students up to 10 years of age. Approximately 65 to 70 students are expected with approximately 10 to15 employees per day. The regular school day is 9 AM through 2 PM with an extended school day from 8 AM through 5:30 PM. Approximately 25 to 30 students are expected to remain through the extended school day. The applicant is requesting to convert two landscape-parking islands designated on the previously approved site plan to playgrounds. One playground is located near the southeast corner of the building and is approximately 1,503 square feet in area. The other playground is located near the southwest corner of the building and is approximately 1,037 square feet in area. (See attachment C, page 2.) The existing trees and grass will remain in the islands. The shrubs will be removed and portable play equipment may be added. (See attachment C, page 3 for typical equipment types.) While this is a private pre-school/kindergarten, the facility is regulated by the Sate of Texas. State regulations require that outdoor play areas be provided with this type of facility. If the outdoor play equipment is installed, staff recommends that it meet fall zone and other applicable safety standards for City Parks. There are 154 parking spaces on-site. The applicant has provided a parking analysis that demonstrates that the school will operate at different hours (morning through afternoon) than the peak hours (evening) of the other uses in the facility. Staff believes that as long as the peak times of the school and other uses do not overlap, there will be adequate parking available. An exhibit showing the proposed location of the use, floor area in the facility, the playground location and play equipment is included as part of attachment ‘C’. No other changes are proposed to the existing zoning. Due to the limited scope of this proposal, no plan review summary is provided. The applicant has indicated they will be prepared to provide additional information and options at the February 3, 2009 City Council meeting to address concerns raised Case No. ZA08-109 during the last meeting. One issue raised was the noise within the building due to DFW Airport flight path. The City’s Building Inspections department verified that the remodel done for this building included installation of insulation, doors and windows for compliance with the current energy codes. An acoustic study has not been conducted on the building; however, the Building Services Department has found that where new construction has required acoustical studies and compliance with the current energy codes, the exterior to interior noise level reductions have been found to exceed the 35 decibels reduction requested by DFW Airport. Additionally, an Aviation Easement and Release regarding the DFW Airport flight path was executed in accordance with the requirements of the Subdivision Ordinance No. 483, as amended, on a re-plat approved in November of 2001. : 1) ACTION NEEDEDConsider first reading approval of the requested zoning change and site plan. ATTACHMENTS: (A) Background Information (B) Vicinity Map (C) Plans and Support Information (D) Surrounding Property Owners Map (E) Surrounding Property Owners Responses (F) Ordinance No. 480-187b for Commission and Council Members Only (G) Full Size Plans () STAFF CONTACT: Ken Baker (748-8067) Dennis Killough (748-8072) Case No. ZA08-109 BACKGROUND INFORMATION OWNER/APPLICANT: 280 Sports LLC PROPERTY SITUATION: The property is located at 280 Commerce Street. This is an existing building providing a variety of indoor sports/entertainment activities, sports training and supporting ancillary retail services. LEGAL DESCRIPTION: Lot 2R, Block B, Commerce Business Park Addition LAND USE CATEGORY: Industrial CURRENT ZONING: “S-P-1” Detailed Site Plan District REQUESTED ZONING: “S-P-1” Detailed Site Plan District HISTORY: - A Final Plat was approved for Commerce Business Park by the City of Southlake on September 2, 1986. - A Zoning Change and Site Plan for S-P-1 zoning was approved in November of 1995 to allow “I-1” light industrial uses and regulations with retail furniture sales. - Amended Plat was approved November 2001; - A Zoning Change and Site Plan for S-P-1 zoning was approved October 2, 2007 to allow limited “I-1” light industrial uses and regulations with the indoor sports/entrainment activities and training with ancillary supporting retail services as depicted in the supporting plans and documentation. TRANSPORTATION Mobility & Master Thoroughfare Plan ASSESSMENT: The Master Thoroughfare Plan does not make any recommendations adjacent to the site. Adequate right-of-way exists adjacent to the site. Existing Area Roadway Network The proposed development currently has two (2) drives intersecting with Commerce Street, one (1) common access drive connecting to the property to the south, and one (1) common access drive connecting to the property to the north on the west side. Commerce Street is currently a 2-lane, undivided roadway with curb and gutter. Commerce Street is a local commercial street within the Commerce Business Park industrial development. The 2008 traffic counts for this roadway are presented in the following table. May, 2008 traffic counts on Commerce St (between FM 1709 and Industrial Blvd) 24hr 2,7542,382 North Bound (NB) () South Bound (SB) () NB 238304 Peak A.M. () 11:15 – 12:15 Peak P.M. () 5:00 – 6:00 SB 231191 Peak A.M. () 8:00 – 9:00 Peak P.M. () 1:45 – 2:45 Case No. Attachment A ZA08-109 Page 1 Traffic Impact Use Sq. Ft. Vtpd* AM-AM-PM-PM- IN OUT IN OUT Recreational Center 75,600 1,730 66 34 45 87 *Vehicle Trips Per Day **The AM/PM times represent the number of vehicle trips generated during the peak travel times on Commerce St. PATHWAYS MASTER PLAN: The Pathways Master Plan does not make any recommendations adjacent to this site. Sidewalks are required along all street frontages and have been installed. WATER & SEWER: A 12-inch water line exists along the east side of Commerce Street. A 6-inch sanitary sewer line exists along the west side of Commerce Street. DRAINAGE ANALYSIS: No Comments TREE PRESERVATION: No Comments STRATEGIC LINK/ Consolidated Land Use Plan Recommendations SOUTHLAKE 2025: The underlying land use designation is Industrial. The Industrial land use includes manufacturing, processing, packaging, assembly, storage, warehousing, and/or distribution of products as well as limited commercial and retail activities if surrounding industrial uses do not pose hazards and are sufficiently buffered. Mobility Recommendations The required sidewalk along Commerce Street is shown on the plan and has been installed. P & Z ACTION: December 18, 2008; This item was tabled administratively until the January 8, 2009 meeting. No vote was taken due to the meeting being cancelled. January 8, 2009; Approved (5-1) granting the requested variance for the reduction of the landscaping and parking island, and subject to the Staff Report dated January 2, 2009. CITY COUNCIL ACTION: January 20, 2009; Approved (5-0) to table until the February 3, 2009 City Council meeting. STAFF COMMENTS: An exhibit showing the proposed location of the use, floor area in the facility, the playground location and play equipment is included as attachment ‘C’. No other changes are proposed to the existing zoning. Due to the limited scope of this proposal, no plan review summary is provided. Case No. Attachment A ZA08-109 Page 2 Case No. Attachment B ZA08-109 Page 1 Plans and support information Link to Staff Presentation Applicant Use Description Letter Dennis, Per your request to Christie Abercrombie the owner/developer of 280 Sports in regard to the prospective tenant Spanish Schoolhouse. I’m forwarding a brief description of the school and the details of their operation. Let me know if you have questions. Thank you. Description of our school: Spanish Schoolhouse is a Pre-school and Kindergarten for children ages 2 yrs - 5 years old. We teach a typical early childhood curriculum using the Spanish language during the school day so that the children learn the Spanish language. The majority of the children enter the program with little or no knowledge of the Spanish language and leave fluent or near fluent. We currently have 9 schools in the metroplex and one opening in The Woodlands, TX (near Houston). Our current location that will be moving to Southlake and currently is operating in Grapevine at the Abundant Life Church on Wall Street. Hours of Operation: Our regular preschool/kindergarten day is 9 am – 2 pm. We will offer extended days for parents who need extra hours. Extended hours are 8 am - 5:30 pm where approximately 60% of the students attend the regular day only (9 - 2) with 40% staying for the extended day. Age of Students: Students are 2 years old - Kindergarten (5 years old). Summer Camps will be up to age 10. Projected number of students: We project approximately 65 - 70 children per day from 9-2 (regular day) with approximately 25 - 30 children staying for the extended day. Projected number of teachers: Total employees (teachers and office) will be approximately 10 - 15 per day Please contact myself or Vicki Williams at 469-236-6823 for additional information. Thank you. Regards, Jim Kelley President Champions DFW Commercial Realty, LLC 1725 E. Southlake Blvd, Suite 250 Southlake, TX 76092 O: 817.488.4333 F: 817.488.4344 C: 817.909.7875 jim@championsdfw.com www.championsdfw.com Case No. Attachment C ZA08-109 Page 1 Site Plan Case No. Attachment C ZA08-109 Page 2 Playground Equipment Exhibit Case No. Attachment C ZA08-109 Page 3 Pick-up Line Exhibit Case No. Attachment C ZA08-109 Page 4 Parking Analysis Case No. Attachment C ZA08-109 Page 5 Surrounding Property Owners The Spanish Schoolhouse at the 280 Sports Complex SPO # Owner Zoning Land Use Acreage Response 1. Anderson, Stephen P I1 Retail Commercial 0.65 NR 2. Holbrook, Thomas M & Lori S SP1 Retail Commercial 0.75 NR 3. 275 Comerce Ltd SP1 Retail Commercial, Industrial 2.00 NR 4. P & P Management SP1 Industrial 2.17 NR 5. Mannhart, Edwin SP1 Industrial 1.74 NR 6. Rozes, Peter & Kerry I1 Industrial 1.22 NR 7. Big L Inc I1 Industrial 1.30 NR 8. Commerce Business Park Jv I1 Industrial 3.95 NR 9. Stacey Real Estate Partner Ltd SP1 Retail Commercial, Industrial 2.55 NR 10. 280 Sport Llc SP1 Industrial 4.05 NR 11. Marvin, H K I1 Industrial 0.93 NR 12. Ram Interests Lp I1 Industrial 1.04 NR 13. Bbj & E Ltd I1 Industrial 1.99 NR 14. Akp Management Llc I1 Industrial 1.44 NR 15. Amar Saini Corp I1 Industrial 1.66 NR 16. Wang, Jeff (Chaur-Tarng) I1 Industrial 0.77 NR 17. Freeman Knutson Associates I1 Industrial 0.81 NR 18. Market Loop Ltd I1 Industrial 0.68 NR 19. Rainier Southlake Dst I1 Industrial 1.63 NR Case No. Attachment D ZA08-109 Page 1 SPO # Owner Zoning Land Use Acreage Response 20. Tri Dal Excavation & Utilities SP1 Industrial 6.67 NR 21. Taylor, Henry A & Carole F I1 Industrial 0.91 NR 22. Pack, Leon Tr I1 Industrial 0.95 NR 23. Four Star Investments I1 Industrial 1.00 NR 24. Rainier Southlake Dst I1 Industrial 1.63 NR 25. Pima Properties Inc I1 Industrial 0.71 NR 26. Rainier Southlake Dst I1 Industrial 0.72 NR 27. Rainier Southlake Dst I1 Industrial 0.73 NR 28. Rainier Southlake Dst I1 Industrial 0.72 NR 29. Rainier Southlake Dst I1 Industrial 0.74 NR 30. Rainier Southlake Dst I1 Industrial 0.65 NR 31. Kim, James C SP2 Retail Commercial, Industrial 0.58 NR Retail Commercial, Office 32. Coppell/Dtr Center Lp SP2 Commercial, Industrial 1.74 NR Retail Commercial, Office 33. Shurgard/Freemont Partners 11 SP2 Commercial, Industrial 4.67 NR Responses: F: In Favor O: Opposed U: Undecided NR: No Response Case No. Attachment D ZA08-109 Page 2 Surrounding Property Owner Responses The Spanish Schoolhouse at the 280 Sports Complex Notices Sent: Thirty-three (33) Responses Received Inside 200’ Buffer: None (0) Responses Received Outside 200’ Buffer: One (1) – Attached Case No. Attachment E ZA08-109 Page 1 Responses Received Outside 200’ Buffer: Case No. Attachment E ZA08-109 Page 2 Case No. Attachment E ZA08-109 Page 3 Case No. Attachment E ZA08-109 Page 4 CITY OF SOUTHLAKE, TEXAS ORDINANCE NO. 480-187b AN ORDINANCE AMENDING ORDINANCE NO. 480, AS AMENDED, THE COMPREHENSIVE ZONING ORDINANCE OF THE CITY OF SOUTHLAKE, TEXAS; GRANTING A ZONING CHANGE ON A CERTAIN TRACT OR TRACTS OF LAND WITHIN THE CITY OF SOUTHLAKE, TEXAS BEING LEGALLY DESCRIBED AS LOT 2R, BLOCK B, COMMERCE BUSINESS PARK, BEING APPROXIMATELY 4.15 ACRES, AND MORE FULLY AND COMPLETELY DESCRIBED IN EXHIBIT "A" FROM "S-P-1" DETAILED SITE PLAN DISTRICT WITH "I-1" LIGHT INDUSTRIAL DISTRICT USES TO INCLUDE RETAIL FURNITURE SALES (AS CURRENTLY EXISTS) AND INDOOR ENTERTAINMENT USES TO "S-P-1" DETAILED SITE PLAN DISTRICT WITH "I-1" LIGHT INDUSTRIAL DISTRICT USES TO INCLUDE RETAIL FURNITURE SALES (AS CURRENTLY EXISTS), INDOOR ENTERTAINMENT USES PRE-SCHOOL AND KINDERGARTEN, AS DEPICTED ON THE APPROVED SITE PLAN ATTACHED HERETO AND INCORPORATED HEREIN AS EXHIBIT “B”, SUBJECT TO THE SPECIFIC REQUIREMENTS CONTAINED IN THIS ORDINANCE; CORRECTING THE OFFICIAL ZONING MAP; PRESERVING ALL OTHER PORTIONS OF THE ZONING ORDINANCE; DETERMINING THAT THE PUBLIC INTEREST, MORALS AND GENERAL WELFARE DEMAND THE ZONING CHANGES AND AMENDMENTS HEREIN MADE; PROVIDING THAT THIS ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES; PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR A PENALTY FOR VIOLATIONS HEREOF; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR PUBLICATION IN THE OFFICIAL NEWSPAPER; AND PROVIDING AN EFFECTIVE DATE. WHEREAS , the City of Southlake, Texas is a home rule City acting under its Charter adopted by the electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Texas Local Government Code; and, WHEREAS , pursuant to Chapter 211 of the Local Government Code, the City has the authority to adopt a comprehensive zoning ordinance and map regulating the location and use of buildings, other structures and land for business, industrial, residential and other purposes, and to amend said ordinance and map for the purpose of promoting the public health, safety, morals and Case No. Attachment F ZA08-109 Page 1 general welfare, all in accordance with a comprehensive plan; and WHEREAS , the hereinafter described property is currently zoned as "S-P-1" Detailed Site Plan District with "I-1" Light Industrial District uses to include retail furniture sales under the City's Comprehensive Zoning Ordinance; and WHEREAS , a change in the zoning classification of said property was requested by a person or corporation having a proprietary interest in said property; and WHEREAS , the City Council of the City of Southlake, Texas, at a public hearing called by the City Council did consider the following factors in making a determination as to whether these changes should be granted or denied: safety of the motoring public and the pedestrians using the facilities in the area immediately surrounding the sites; safety from fire hazards and 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 loading spaces, and protection of public health by surfacing on all parking areas to control dust; effect on the promotion of health ad the general welfare; effect on light and air; effect on the over-crowding of the land; effect on the concentration of population, and effect on transportation, water, sewerage, schools, parks and other public facilities; and, WHEREAS , the City Council of the City of Southlake, Texas, further considered among other things the character of the districts and their peculiar suitability for particular uses and the view to conserve the value of the buildings, and encourage the most appropriate use of the land Case No. Attachment F ZA08-109 Page 2 throughout this City; and, WHEREAS , the City Council of the City of Southlake, Texas, does find that there is a public necessity for the zoning changes, that the public demands them, that the public interest clearly requires the amendments, and 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 Southlake, Texas, does find that the changes in zoning lessen the congestion in the streets, helps secure safety from fire, panic, and other dangers, promotes the health and the general welfare, provides adequate light and air, prevents the over-crowding of land, avoids undue concentration of population, and facilitates the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and, WHEREAS , the City Council of the City of Southlake, Texas, has determined that there is a necessity and need for the changes 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 tract or tracts of land requested for a change since the tract or tracts of land were originally classified and therefore feels that the respective changes in zoning classification for the tract or tracts of land are needed, are called for, and are in the best interest of the public at large, the citizens of the city of Southlake, Texas, and helps promote the general health, safety and welfare of the community. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SOUTHLAKE, TEXAS: SECTION 1. That Ordinance No. 480, the Comprehensive Zoning Ordinance of the City of Southlake, Texas, passed on the 19th day of September, 1989, as originally adopted and amended, is hereby Case No. Attachment F ZA08-109 Page 3 amended so that the permitted uses in the hereinafter described areas be altered, changed and amended as shown and described below: Being legally described as Lot 2R, Block B, Commerce Business Park, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 7211, Plat Records, Tarrant County, Texas, being approximately 4.15 acres, and more fully and completely described in Exhibit "A" attached hereto and incorporated herein, from "S-P-1" Detailed Site Plan District with "I-1" Light Industrial District Uses to include retail furniture sales (as currently exists) and indoor entertainment uses to "S-P-1" Detailed Site Plan District with "I-1" Light Industrial District Uses to include retail furniture sales (as currently exists) indoor entertainment uses, pre-school and kindergarten as depicted on the approved Site Plan attached hereto and incorporated herein as Exhibit "B", and subject to the following specific conditions: 1. SECTION 2. That the City Manager is hereby directed to correct the Official Zoning map of the City of Southlake, Texas, to reflect the herein changes 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 Zoning Ordinance and all other applicable and pertinent ordinances for the City of Southlake, Texas. All existing sections, subsections, paragraphs, sentences, words, phrases and definitions of said Zoning Ordinance are not amended hereby, but remain intact and are hereby ratified, verified, and affirmed. 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 the health, safety, morals and the general welfare of the community. They have been designed, with respect to both present Case No. Attachment F ZA08-109 Page 4 conditions and the conditions reasonably anticipated to exist in the foreseeable future; to lessen congestion in the streets; to provide adequate light and air; to prevent over-crowding of land; to avoid undue concentration of population; and to facilitate the adequate provision of transportation, water, sewerage, drainage and surface water, parks and other commercial needs and development of the community. They have been made after a full and complete hearing 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 Southlake, 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 said tract or tracts of land described herein. SECTION 7. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this ordinance shall be fined not more than Two Thousand Dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense. Case No. Attachment F ZA08-109 Page 5 SECTION 8. All rights and remedies of the City of Southlake are expressly saved as to any and all violations of the provisions of Ordinance No. 480, as amended, or any other ordinances affecting zoning which have accrued at the time of the effective date of this ordinance; and, as to such accrued violations and all pending litigation, both civil and criminal, whether pending in court or not, under such ordinances, same shall not be affected by this ordinance but may be prosecuted until final disposition by the courts. SECTION 9. The City Secretary of the City of Southlake is hereby directed to publish the proposed ordinance or its caption and penalty together with a notice setting out the time and place for a public hearing thereon at least ten (10) days before the second reading of this ordinance, and if this ordinance provides for the imposition of any penalty, fine or forfeiture for any violation of any of its provisions, then the City Secretary shall additionally publish this ordinance in the official City newspaper one time within ten (10) days after passage of this ordinance, as required by Section 3.13 of the Charter of the City of Southlake. SECTION 10. This ordinance shall be in full force and effect from and after its passage and publication as required by law, and it is so ordained. PASSED AND APPROVED on the 1st reading the _____ day of ___________, 2007 _____________________________ MAYOR ATTEST: Case No. Attachment F ZA08-109 Page 6 _____________________________ CITY SECRETARY PASSED AND APPROVED on the 2nd reading the _____ day of __________, 2007 _____________________________ MAYOR ATTEST: _____________________________ CITY SECRETARY APPROVED AS TO FORM AND LEGALITY: ________________________________ CITY ATTORNEY DATE:___________________________ ADOPTED:________________________ EFFECTIVE:______________________ Case No. Attachment F ZA08-109 Page 7 Being legally described as Lot 2R, Block B, Commerce Business Park, an addition to the City of Southlake, Tarrant County, Texas, according to the plat recorded in Cabinet A, Slide 7211, Plat Records, Tarrant County, Texas, being approximately 4.15 acres. Case No. Attachment F ZA08-109 Page 8 EXHIBIT "B" "S-P-1" Letter The "S-P-1" regulations for development and uses shall follow the “I-1” district with the following exceptions: 1) Limited "I-1" uses as noted on the following letter dated September 24, 2007 from Christie Abercrombie and to include indoor entertainment uses as depicted on the attached site plan exhibits; 2) Parking requirements as depicted on the attached site plan, as approved, which is approximately ratio of 1 space per 538 square feet for all permitted uses; 3) Bufferyards for the majority of the north, west and south property lines shall not be required due to existing pavement. Plantings are proposed in accordance with the attached landscape plan. 4) Impervious coverage to be permitted as currently exists (90%). September 24, 2007 Dear Dennis and City Council, Out of the list of 44 permitted uses, I have deleted 33 of the uses. I am requesting a small list remain because they could become accessory uses to what we plan to do if we ever have a difficult time renting the entire space as instructional use. For example: Clothing Manufacturing. I own a leotard manufacturing business. We make the leotards for the gymnasts. I might want to move that into a small space at some point. The list I am requesting stay are: 1. Bakery 2. Cabinet Shop 3. Candle Manufacturing 4. Candy Facility 5. Clothing Manufacturing 6. Commercial School 7. Compounding of Cosmetics and Toiletries 8. Ice Cream Manufacturing 9. Janitorial or Cleaning Services 10. Mini Warehouses 11. Store Fixture Sales 12. Warehouses 13. Community Facility Uses Thank you, Christie Abercrombie 280 Sports LLC Case No. Attachment F ZA08-109 Page 9 Site Plan Original Case No. Attachment F ZA08-109 Page 10 Addendum Site Plan for New Pre-school Use Case No. Attachment F ZA08-109 Page 11 Typical Outdoor Play Equipment Case No. Attachment F ZA08-109 Page 12 Typical Traffic Pattern for Pre-school Pick up Case No. Attachment F ZA08-109 Page 13 Original Parking Evaluation Case No. Attachment F ZA08-109 Page 14 Original Parking Evaluation Case No. Attachment F ZA08-109 Page 15 Amended Parking Evaluation for New Pre-school Use and Current Occupancy Case No. Attachment F ZA08-109 Page 16 General Floor Plan Case No. Attachment F ZA08-109 Page 17 General Floor Plan Case No. Attachment F ZA08-109 Page 18 Building Elevations Case No. Attachment F ZA08-109 Page 19 Landscape Plan Case No. Attachment F ZA08-109 Page 20